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Neighbourhood · Basingstoke and Deane

Basingstoke Central, Black Dam & Eastrop: house prices and how the area is changing

Official figures for the Basingstoke Central, Black Dam & Eastrop neighbourhood of Basingstoke and Deane, England (ONS area Basingstoke and Deane 011). Headline figures assembled 3 November 2026. Postcodes RG21, RG24. Figures that read a point use the neighbourhood's centre, near RG21 4AA.

A middle-income neighbourhood, with signals pointing away from gentrification

Basingstoke Central, Black Dam & Eastrop is a middle-income neighbourhood. But area signals point away from gentrification against Basingstoke and Deane (5 of 21 signals falling, none rising). Houses here typically resell for £315,000 and flats for £169,250 (median resale prices, 2023-2025). Schools nearby are improving in line with the council's and the nearest station, Basingstoke, is about a 9-minute walk from the neighbourhood's centre. Recorded crime per resident is 2.9 times the borough's rate, but there are about 2.4 jobs for every resident here, so crime per resident overstates the risk to people who live here.

The neighbourhood in brief, from the figures on this page. Summary updated 3 November 2026; source dates are shown below.

Typical house price

£315,000

Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£169,250

Median resale price of flats in the neighbourhood, 2023-2025; -11% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.23; 0 of 21 signals up, 5 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 4 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£56,400

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

2.9 times the borough's rate

A busy centre, with about 2.4 jobs for every resident here, so crime per resident overstates the risk to people who live here (18,990 jobs in 2024 against 7,887 residents at the 2021 census). Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Basingstoke Central, Black Dam & Eastrop sits in Basingstoke and Deane

  • Typical house price: joint 2nd lowest of 22 neighbourhoods in Basingstoke and Deane
  • Typical flat price: 4th lowest of the 16 neighbourhoods in Basingstoke and Deane with enough flat sales for one
  • Average household income: 2nd lowest of 22 neighbourhoods in Basingstoke and Deane

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 3 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Basingstoke Central, Black Dam & Eastrop

House prices: Basingstoke Central, Black Dam & Eastrop against Basingstoke and Deane: This neighbourhood £56k (1995) to £315k (2026); Basingstoke and Deane £68k (1995) to £403k (2026).£100k£359k2026202120162011200620011995This neighbourhood£315kBasingstoke and Deane£403k
Median resale price of houses each year here and across Basingstoke and Deane, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Basingstoke Central, Black Dam & Eastrop against Basingstoke and Deane: This neighbourhood £39k (1995) to £190k (2026); Basingstoke and Deane £41k (1995) to £194k (2026).£59k£177k2026202120162011200620011995This neighbourhood£190kBasingstoke and Deane£194k
Median resale price of flats each year here and across Basingstoke and Deane, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 3 November 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 21 counted signals point towards rising affluence against Basingstoke and Deane, 5 the other way and 16 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Falling behind the borough

  • Residents aged 25 to 29
  • Recorded crime
  • Income deprivation ranking
  • Homes selling
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Basingstoke Railway station, about a 9-minute walk from the neighbourhood's centre (710 m in a straight line). About 15 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (42 to 56 min); Great Western Railway and CrossCountry to Reading (16 to 24 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Fairfields Primary School 590 m from the neighbourhood's centre. Ofsted: Good (Nov 2022).
  • Nearest state secondary school The Costello School 230 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas (Feb 2026).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Basingstoke Central, Black Dam & Eastrop

What is the typical house price in Basingstoke Central, Black Dam & Eastrop?

£315,000. Median resale price of houses in the neighbourhood, 2023-2025; +17% against 2017-2019.

How does Basingstoke Central, Black Dam & Eastrop compare with the rest of Basingstoke and Deane?

Typical house price: joint 2nd lowest of 22 neighbourhoods in Basingstoke and Deane. Typical flat price: 4th lowest of the 16 neighbourhoods in Basingstoke and Deane with enough flat sales for one. Average household income: 2nd lowest of 22 neighbourhoods in Basingstoke and Deane.

Is Basingstoke Central, Black Dam & Eastrop an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Basingstoke Central, Black Dam & Eastrop gentrifying?

Moving the other way. Weighted balance -0.23; 0 of 21 signals up, 5 down, against the borough.

What is the nearest station to Basingstoke Central, Black Dam & Eastrop?

Basingstoke. Railway station, about a 9-minute walk from the neighbourhood's centre (710 m in a straight line). About 15 trains an hour leave between 07:00 and 19:00 on a weekday: South Western Railway to London Waterloo (42 to 56 min); Great Western Railway and CrossCountry to Reading (16 to 24 min).

Which state schools are nearest to Basingstoke Central, Black Dam & Eastrop?

Nearest state primary school. Fairfields Primary School. 590 m from the neighbourhood's centre. Ofsted: Good (Nov 2022). Nearest state secondary school. The Costello School. 230 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 6 areas (Feb 2026).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Basingstoke Central, Black Dam & Eastrop?

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Nearby neighbourhoods in Basingstoke and Deane

Postcode districts

Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.