Newbury is changing. Two of the most significant planning decisions in the town’s modern history are now moving from blueprint to reality, and for anyone buying, selling, or simply watching the RG14 market, the implications are substantial. At Belvoir Newbury, we’re fielding more questions about Sandleford Park East and the Kennet Centre redevelopment than almost any other topic. This blog sets out exactly what’s happening, what the data tells us, and most importantly, what you should be doing about it right now. For October 2026 decisions, check each scheme’s planning and construction stage and compare realistic new-build availability with existing homes. Quoted market figures below are background benchmarks; confirm their source and reporting period with current local comparables before relying on them.
The RG14 market in October 2026: a window that’s worth understanding
Before we look at the developments themselves, it’s worth grounding the conversation in the current market reality.
The median sale price across RG14 currently sits between £351,750 and £360,000, representing a year-on-year correction of approximately 8.5% as of October 2026. For buyers, this is meaningful. For sellers who bought several years ago, values remain comfortably above pre-pandemic levels in most streets.
Crucially, the Bank of England base rate now sits at 3.75%, a significant drop from the peaks of 2023. Two-year and five-year fixed mortgage rates have followed, improving affordability for buyers who may have been priced out just eighteen months ago.
The combination of softened prices and improved borrowing conditions creates a genuine strategic window, one that Newbury’s two major developments will not leave open indefinitely.
Sandleford Park East: what the development means for south Newbury
The planning picture
Sandleford Park East has permission for up to 1,080 homes south of Newbury, near the A343 Andover Road corridor. Reserved matters and construction phases determine what can be delivered and when. Check current planning and developer updates rather than assuming a fixed annual completion rate.
Alongside the housing, the scheme includes a new primary school and additional expansion land allocated for Park House Academy, a meaningful piece of community infrastructure that will serve both new and existing residents in the area.
Monks Lane closures are expected to begin from 2026 as enabling works get underway, which will affect traffic patterns across the south Newbury corridor, including routes towards Wash Common and the A343.
Should buyers wait for Sandleford Park, or buy now?
This is the question we hear most often, and it deserves a direct answer.
Compare new-build and resale homes on size, specification, tenure and the total purchase cost. A quoted 63–134% resale discount is mathematically misleading because a discount cannot exceed 100%. Use actual comparable prices rather than applying that range to south Newbury stock.
Put simply: if you buy a well-priced existing home in Wash Common, Greenham, or along the Andover Road corridor today, you are acquiring comparable square footage at a materially lower price than you would pay for a Sandleford Park new-build when it reaches the market.
The phased delivery of 120 homes per year also means meaningful supply won’t arrive in volume for several years. Waiting carries its own cost — particularly if mortgage rates begin to edge upward again.
Advice for sellers near Monks Lane and south Newbury
If your property sits close to the Monks Lane corridor or within the primary zone of construction activity, it is important to be proactive rather than reactive.
Buyer perception around construction disruption is manageable, but only when sellers and their agents are transparent and well-prepared. At Belvoir Newbury, we advise clients in these locations to:
Present the long-term uplift case clearly — a new primary school, improved infrastructure, and expanded secondary provision at Park House Academy will increase the area’s desirability over time.
Price accurately from the outset. Overpricing in a market where buyers are already cautious about construction timelines will extend your time on market unnecessarily.
Highlight existing amenities that are unaffected — Wash Common’s green spaces, proximity to Newbury Racecourse, and direct access to the North Wessex Downs remain strong selling points.
The Kennet Centre redevelopment: what the ‘Old Town’ scheme means for central Newbury
The approved Lochailort scheme
The Kennet Centre closed its doors in January 2026, and the approved Lochailort ‘Old Town’ redevelopment scheme will transform the site and the wider Bartholomew Street area into a mixed-use residential quarter at the heart of Newbury town centre.
The scheme delivers 317 new homes in total: 107 houses and 210 flats, a proportion of which are designated as Build to Rent (BtR). This is a significant shift in the character of central Newbury — moving from a struggling retail environment towards a residential-led, walkable neighbourhood anchored by Bartholomew Street’s independent retail and hospitality offer.
What this means for sellers of central Newbury flats
If you currently own a flat in central Newbury — particularly along Northbrook Street, Market Street, or the immediate town centre environs — the incoming BtR supply is worth factoring into your thinking.
Build to Rent apartments are typically managed, well-presented, and competitively priced on a rental basis. They do not directly compete in the resale market, but their presence tends to anchor rental yields and can affect the perceived desirability of older resale flat stock in the same postcode.
Our guidance for flat owners in central RG14 is to consider timing carefully. If you are contemplating a sale in the next twelve to eighteen months, acting before the Lochailort scheme reaches practical completion gives you the advantage of a market where your property is not being compared — consciously or otherwise — to brand-new managed apartments a few streets away.
Where buyers should be looking: Shaw, Donnington, and Speen
For buyers seeking resilience in the face of both developments, the premium detached and semi-detached stock in Newbury’s established residential neighbourhoods continues to demonstrate strong fundamentals.
Donnington Square currently carries a median value of £865,000, reflecting the enduring appeal of the area’s character housing, generous plots, and proximity to Donnington Castle and the surrounding countryside.
Speen Lane commands a median of £917,500, underpinned by its position in one of West Berkshire’s most sought-after village-edge locations, with excellent access to the A34 and direct routes into both Newbury and the wider RG20 corridor.
Shaw, sitting to the north of the town centre, offers a compelling mid-market alternative — well-connected, family-friendly, and largely insulated from the construction activity associated with either the Kennet Centre or Sandleford Park East.
These are the streets where Belvoir Newbury consistently sees motivated, qualified buyers competing for well-presented stock — and where sellers can expect genuine demand even in a correcting market.
The broader picture: what both developments tell us about Newbury’s direction
Taken together, Sandleford Park East and the Kennet Centre redevelopment tell a clear story about where Newbury is heading.
The town is growing — deliberately and with planning consent — in two directions simultaneously: outward to the south, and inward through urban regeneration of its historic centre. Both trajectories will add population, amenity, and long-term demand to the RG14 property market.
For buyers, the opportunity is to act in the current correction window, before new supply arrives and before improved infrastructure begins to be priced into surrounding streets.
For sellers, the message is equally clear: transparent, well-advised marketing now — before the construction phase dominates local headlines — will deliver better outcomes than waiting.
Speak to Belvoir Newbury today
Whether you are a buyer weighing up your options in south Newbury, a flat owner considering your next move in the town centre, or a homeowner in Shaw, Donnington, or Speen wanting to understand what your property is worth in today’s market, the Belvoir Newbury team is here to help.
We work with buyers and sellers across RG14, RG17, RG19, and RG20 — from Newbury and Thatcham to Hungerford, Cold Ash, Hampstead Norreys, and beyond. Our advice is always grounded in local data, local knowledge, and a genuine understanding of what’s happening on the ground.
Book a valuation with Belvoir Newbury today and find out exactly where your property stands in the context of Newbury’s evolving market. Or simply get in touch with our Newbury branch team to discuss your buying or selling plans — no obligation, just straightforward, expert guidance from people who know RG14 inside out.
