$re = '/(.*),(.*),\s*([0-9.-]+)\s*,\s*([0-9.]+)\s*,([0-9]{4,5}(?:-[0-9]{4})?)\s*,\s*([A-Z]{2})/m';
$str = 'Address,Name,Lat,Long,2016 Sales,Type
48 Park Avenue, LATTON, SN6 4SZ,Nikki Yellowbeard,-23.17549,36.74641,9727,AA
IV21 1TD 116 Walwyn Rd CHARLESTOWN,Jonh Doe,-10.98309,156.41854,11932,AE';
preg_match_all($re, $str, $matches, PREG_SET_ORDER, 0);
// Print the entire match result
var_dump($matches);
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php