The average Rugby home sold for £272,696 in July 2026, down 3.5%, the only fall in Warwickshire. Median sold prices for all 15 borough wards.

The average home in Rugby borough sold for £272,696 in July 2026, the most recent month published in the official UK House Price Index. That is down 3.5% over twelve months, a fall of £10,026, and down 0.8% on the month before.

Three things make that figure worth a second look. Rugby is below the England average of £293,479, which a commuter town on the West Coast Main Line has no obvious reason to be. It is the only district in Warwickshire where the index fell over the year, in a county where the other four rose by between 1.6% and 5.9%. And the borough index now reads exactly 100.0, meaning the average Rugby home is back at its January 2023 level. We have written that up in full in our July house prices report.

Rugby against its neighbours

Area Average price, July 2026 Change over 12 months
Stratford-on-Avon £396,753 +1.6%
Warwick £369,220 +1.7%
Warwickshire £307,489 +1.0%
England £293,479 +1.1%
West Northamptonshire £291,929 +1.2%
North Warwickshire £273,776 +5.9%
Rugby £272,696 -3.5%
Nuneaton and Bedworth £228,142 +1.6%
Coventry £227,679 +3.7%

Rugby sits 11% below the Warwickshire average and £96,524 below Warwick, a district 20 miles down the A45. It is cheaper than West Northamptonshire next door, which matters because the borough’s eastern villages sit on that boundary and buyers routinely look at both.

Note the order of that table. North Warwickshire has moved above Rugby, by £1,080. The last month it was the dearer of the two was January 2021.

The county’s expensive districts are the ones with the historic town centres and the Warwickshire countryside brand. Rugby’s stock is different: Victorian and Edwardian terraces around the town centre, inter-war and post-war semis in a ring outside them, and a large amount of new build on the edges. That mix is what holds the average down, and it is also what makes the borough figure a poor guide to any particular street.

What you pay by property type

District averages for July 2026 from the UK House Price Index:

  • Detached: £447,358, down 3.8% over the year.
  • Semi-detached: £274,072, down 2.9%, the shallowest fall of the four.
  • Terraced: £214,547, down 3.0%.
  • Flats and maisonettes: £126,018, down 6.2%, the steepest fall of the four and the lowest the average Rugby flat has been since November 2021.

All four types are now falling, where in June only two were.

A detached house in Rugby costs 3.6 times a flat. That is a wider spread than the England ratio of 2.2, and it is the single most important thing to know before reading any area comparison here: a Rugby ward’s average says as much about what kind of housing it contains as about how desirable it is.

The index also splits buyers. A first-time buyer paid an average of £229,855 in July 2026, down 3.3% over the year. A former owner-occupier, someone selling one home to buy another, paid £323,179, down 3.7%. The £93,324 gap between those two is the size of the step from a terrace or flat to a family house in this borough, and it is notably smaller than in the Warwickshire districts to the south: the same gap is £140,522 in Warwick and £165,637 in Stratford-on-Avon.

Median sold price by ward

The figures above are mix-adjusted averages for the whole borough. To see inside it, we pulled every residential sale registered with HM Land Registry in the CV21, CV22 and CV23 postcode areas for the year to 30 June 2026, looked up each postcode on postcodes.io to find which council area and ward it falls in, and kept only the 1,341 sales inside Rugby borough. CV23 straddles the county line, so the 43 sales that fell into West Northamptonshire, mostly Kilsby and Barby, are excluded.

The borough-wide median from those 1,341 sales is £270,000. A quarter of homes sold for under £205,000 and a quarter for over £365,000.

Median sold price by ward in Rugby borough, year to June 2026 Horizontal bars showing median sold prices for 15 Rugby borough wards in the year to 30 June 2026. Dunsmore is highest at 382,500 pounds, then Leam Valley at 380,000, Admirals and Cawston at 310,000, Paddox at 307,000, Revel and Binley Woods at 298,000, Bilton at 296,000, Coton and Boughton at 295,000, Hillmorton at 295,000, Rokeby and Overslade at 281,000, Clifton, Newton and Churchover at 265,000, Wolston and the Lawfords at 262,250, Eastlands at 248,500, Newbold and Brownsover at 227,500, Benn at 195,000, and New Bilton lowest at 191,000. The borough average from the UK House Price Index is 272,696 pounds. Dunsmore costs twice New Bilton, four miles apart Median sold price, all residential types, year to 30 June 2026. Source: HM Land Registry Price Paid data, 1,341 Rugby borough sales. Borough average £272,696 Dunsmore£382,500 Leam Valley£380,000 Admirals & Cawston£310,000 Paddox£307,000 Revel & Binley Woods£298,000 Bilton£296,000 Coton & Boughton£295,000 Hillmorton£295,000 Rokeby & Overslade£281,000 Clifton, Newton & Churchover£265,000 Wolston & the Lawfords£262,250 Eastlands£248,500 Newbold & Brownsover£227,500 Benn£195,000 New Bilton£191,000 Bars start at zero. All 15 borough wards had at least 18 sales in the year, so none are suppressed. The borough average is mix-adjusted and covers July 2026; the bars are raw medians for the year to 30 June 2026, so the two are not directly comparable. Benn and New Bilton look cheap because of what sells there: 91 of Benn’s 125 sales were terraced houses.

The trap in that chart, and how to read round it

Benn and New Bilton are not simply the cheap end of Rugby. They are the terrace end. In Benn, 91 of the 125 sales in the year were terraced houses and only 2 were detached. In New Bilton, 60 of 114 were terraced and 23 were flats, with 3 detached sales in the whole year. A ward made almost entirely of two-bedroom terraces will always show a low median, whatever the street is like.

Dunsmore, at the other end, sold 58 detached houses out of 106. That is the whole difference. Compare like with like and the borough looks much flatter:

Ward Detached median Semi-detached Terraced All types
Leam Valley £705,000 £273,975 £302,500 £380,000
Paddox £562,500 £298,000 £251,000 £307,000
Dunsmore £542,500 £280,000 £282,500 £382,500
Clifton, Newton & Churchover £495,000 £265,000 £230,000 £265,000
Bilton £468,500 £277,500 £210,000 £296,000
Hillmorton £435,000 £260,000 £239,000 £295,000
Eastlands £385,000 £280,000 £210,500 £248,500
Newbold & Brownsover £362,475 £250,000 £200,000 £227,500

Read the semi-detached column and the borough is remarkably tight: every ward in the table sits between £250,000 and £298,000. The spread in Rugby is not really between places. It is between property types, and the ward figures mostly tell you which types each area is made of.

Two rows are worth calling out. Paddox has the second-highest detached median in the borough at £562,500, but its overall median is only £307,000 because 61 of its 88 sales were semis. And Clifton, Newton and Churchover shows £265,000 overall while its detached median, £495,000, is the fourth highest anywhere in Rugby: village detached houses sitting alongside a lot of smaller stock.

Where the villages sit

Parish-level medians from the same dataset show the pattern more directly than wards do. In the year to June 2026:

  • Dunchurch: £382,500 from 58 sales.
  • Cawston: £375,000 from 61 sales, almost all of it modern estate housing.
  • Clifton upon Dunsmore: £335,000 from 78 sales.
  • Churchover: £315,000 from 37 sales.
  • Long Lawford: £258,500 from 72 sales.
  • Rugby’s unparished town area: £250,000 from 943 sales, three quarters of the whole market.

The gap between the town and the villages is about £100,000 on the median, and it is the clearest single number on this page. Note also the volumes: the smaller villages sell so few houses in a year that their medians swing wildly. Frankton’s median of £774,000 comes from seven sales, and should not be read as a price level.

Why prices have stalled here

The stall has turned into a fall, and the borough is at the wrong end of it. Flats are dropping fastest, down 6.2% over the year, and Rugby has a lot of them near the station and in the town centre. Detached houses are down 3.8%. Sales volumes are thin: 83 transactions registered in May 2026, the most recent month the index publishes a volume for, against 99 in April and 116 in March.

Supply is the other half of the answer. The borough has been building at a pace few places its size have matched, at Houlton on the old radio station site, at Eden Park and on the south west edge of the town, and the submitted Local Plan adds allocations for another 2,886 homes on top of what is already permitted. A market with that much new stock coming forward does not need to bid itself up. What happens to village prices when 1,653 of those homes land in places like Brinklow, Wolvey and Long Lawford is the open question. The detail is on our Rugby planning page.

The counterweight is the railway. Rugby is about 52 minutes from London Euston at best, and buyers priced out of Northamptonshire and the Warwick districts have that in view. What they pay for it is set out on our Rugby train times page.

Where these numbers come from

  • Borough averages and annual change: the UK House Price Index for Rugby (GSS code E07000220), July 2026, published by HM Land Registry and the ONS. This is mix-adjusted, so it corrects for the type of property sold. It is a mean average, not a median, and recent months are revised: June was revised down by £1,219 after we first published it.
  • Ward, parish and by-type medians: our own analysis of HM Land Registry Price Paid data for the year to 30 June 2026, restricted to the 1,341 sales whose postcode falls inside Rugby borough. These are raw medians, not mix-adjusted.
  • The last couple of months of any Land Registry window are under-counted, because sales take time to register. Asking-price averages published by property portals are typically higher than either figure here, because they measure what sellers want rather than what buyers paid.