As the 2026 Local Plan consultation enters its final weeks, many Tadley homeowners are asking the same question:
How will new housing and infrastructure affect the value of my home – and the community I live in?
It’s a fair question – and one we hear regularly at Belvoir Tadley. Because while national headlines focus on city growth, it’s towns like Tadley where planning decisions hit closest to home.
From the proposed Skates Lane development to wider Basingstoke and Deane Local Plan updates, this post explains:
- What’s in the 2026 Local Plan
- Why it matters to house prices in Tadley (RG26)
- What buyers are really looking for in 2026
- And how to position your property in a changing market
What is the Tadley Local Plan 2026?
The Local Plan is the official document setting out where and how development will take place across Basingstoke and Deane – including Tadley – over the next 15–20 years.
The current draft, open for consultation until late January 2026, includes:
- New housing sites, including proposed development off Skates Lane
- Infrastructure upgrades (roads, schools, public transport)
- Revised green space protections and local facilities
For Tadley, the plan is particularly significant because:
- It balances being a highly connected commuter town with a tight-knit local identity
- Residents are engaged – and want clarity, not confusion
- Homeowners want to know if future changes will raise, reduce, or stabilise their home’s value
Skates Lane development: what’s being proposed?
One of the most discussed aspects of the 2026 draft is a potential residential development off Skates Lane.
While the final scale hasn’t been confirmed, early documents suggest:
- A modest housing allocation, potentially 80–100 homes
- A focus on family homes and sustainable design
- Linked access to Tadley High Street and local amenities
Why it matters:
- If approved, this could increase supply in RG26 – but also improve infrastructure and investment
- Local roads, parking, and green space are likely to be reviewed and upgraded as part of the development agreement
- It could shift demand, particularly for nearby homes
Basingstoke and Deane Local Plan update: wider implications
Beyond Tadley, the borough-wide plan includes:
- Larger housing allocations near Basingstoke town
- Reassessment of brownfield vs greenfield site prioritisation
- Upgrades to local transport corridors – including bus and cycle routes connecting Tadley, Baughurst, and Silchester
For Tadley homeowners, this means:
- Possible improvements in public services and connectivity
- A rebalancing of housing demand as buyers seek out well-served towns
- More planning scrutiny – which could enhance long-term desirability
Looking for personalised advice on how planning changes might affect your home? Book a free consultation with Belvoir Tadley: https://www.belvoir.co.uk/offices/tadley/
How does a Local Plan affect property values?
It depends on:
- Where the development is located
- What type of housing is proposed
- Whether infrastructure upgrades are included
- How the changes are communicated to residents and buyers
In Tadley’s case, early signs are positive:
- The plan includes measured growth, not large-scale estates
- There is a focus on sustainable development and local character
- Property demand in RG26 remains high, particularly for:
- Detached homes with gardens
- Bungalows
- 3-bed semis near schools
House prices Tadley RG26: the 2026 snapshot
As of January 2026:
- Average sold price: £356,000
- Detached homes: £472,000
- Semis: £335,000
- Terraced: £295,000
- Bungalows (highly sought-after): £385,000–£425,000
What’s driving value:
- Proximity to schools (e.g. Burnham Copse, Bishopswood)
- Access to local shops and services
- Quiet residential roads with little through-traffic
- Easy routes to Reading, Newbury and Basingstoke
Who’s buying in Tadley?
We’re seeing steady demand from:
- Professional couples priced out of Reading and looking for commutable locations
- Families moving from more urban areas, seeking green space and good schools
- Downsizers from Hampshire, Surrey and West Berkshire attracted by bungalows and manageable gardens
All of which bodes well for anyone selling in 2026 – especially as infrastructure improves and Tadley becomes even more connected without losing its charm.
Five ways the Local Plan may influence your home’s value
1. Improved amenities
If the plan delivers:
- Better road access
- Upgraded bus links
- New walking/cycle paths
…nearby properties often rise in value, as ease of living improves.
2. Enhanced school provision
More homes often mean a review of catchments and school capacity. A new or expanded school within walking distance can boost desirability, especially for 3-bed family homes.
3. More competition – but not oversupply
While new builds add supply, Tadley’s 2026 plan isn’t overwhelming. A small development like Skates Lane is unlikely to flood the market, and may even make surrounding homes more appealing to buyers looking for mature gardens, established roads and unique layouts.
4. A stronger local identity
Investment often increases civic pride – and that improves kerb appeal, community atmosphere and buyer perception. New signs, parks, pavements and even the quality of street lighting can affect viewings.
5. Future-proofing the market
Well-managed growth, backed by clear planning, reassures buyers that the town is being cared for – not left behind. That perception supports steady price growth over time.
What homeowners should do now
If you’re not planning to sell in 2026, use the Local Plan as a guide to:
- Understand what’s changing nearby
- Plan upgrades or home improvements that align with future demand (e.g. EV charging, home office space)
- Monitor school catchment shifts
If you’re thinking of selling, now is the time to:
- Ride the wave of local engagement
- Take advantage of early 2026 buyer momentum
- Position your home as part of a future-facing Tadley
“Sell my house in Tadley” – is now the right time?
Here’s why we think yes:
- Buyer demand has remained strong and steady
- Local supply is limited, with fewer homes on the market in early 2026 than in 2023–24
- The Local Plan is drawing attention to the area, helping buyers feel confident in the long-term future of Tadley
- Mortgage rates have stabilised, and lenders are actively backing borrowers again
What buyers are looking for right now
🔍 Based on current enquiries at Belvoir Tadley, here’s what’s topping buyer wish lists in RG26:
- Off-road parking
- Gardens with privacy
- Energy-efficient homes (EPC C or better)
- Home working space
- Proximity to countryside walks and town services
Homes offering 2 or more of these features are selling quickly and often at or above asking price – especially when priced and marketed correctly.
Belvoir Tadley: your local plan-savvy experts
We don’t just know the streets. We know:
- What each buyer type is looking for
- Which local updates are worth talking about – and which aren’t
- How to present your home in the best possible light, whether it’s a post-war semi, a modern townhouse or a character bungalow
We also work closely with homeowners to:
- Track how the Tadley Local Plan 2026 affects specific neighbourhoods
- Prepare homes for sale with minimum stress
- Deliver realistic valuations based on real-time buyer demand
Ready to understand your home’s place in Tadley’s future? Book a free valuation
Final thoughts: the future is being built – be part of it
The Tadley Local Plan 2026 isn’t just about roads and housing numbers. It’s about shaping how the town evolves – and what that means for people who live, work, and own property here.
As planning documents turn into projects, and projects turn into amenities, homeowners who act now can:
- Sell with confidence
- Stand out in a quieter market
- Be part of a positive, forward-looking story about where Tadley is heading
At Belvoir Tadley, we’re here to help you make sense of it all – because when property is personal, understanding the plan makes all the difference.
