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Flackwell Heath market report HP10 8, High Wycombe
The HP10 8 (Flackwell Heath) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 2,714 sales recorded by HM Land Registry in HP10 8 (High Wycombe) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 25 registered 2026 sales put the HP10 8 (High Wycombe) median at £790,000, up 8% on five years earlier, with a mean of £888,300, and by floor area homes here have averaged about £5,880 per square metre over the last five years. Everything rests on 2,714 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like HP10 8 is a single group of streets within HP10 (High Wycombe), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HP10 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
HP10 8 sold prices: where the market stands
Across 25 registered 2026 sales, the typical (median) HP10 8 home went for £790,000. The mean is £888,300, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in HP10 8
By floor space, homes in HP10 8 have sold for about £5,880 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving HP10 8 177% above the national figure.
A typical HP10 8 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £790,000 | £790,000 | 25 |
| 2025 | £732,500 | £750,016 | 76 |
| 2024 | £801,000 | £851,628 | 55 |
| 2023 | £775,000 | £851,536 | 39 |
| 2022 | £813,500 | £953,922 | 84 |
| 2021 | £730,000 | £924,274 | 123 |
| 2020 | £604,800 | £784,740 | 56 |
| 2019 | £750,000 | £983,071 | 55 |
| 2018 | £642,500 | £856,465 | 56 |
| 2017 | £607,500 | £828,569 | 82 |
| 2016 | £570,000 | £797,436 | 71 |
| 2015 | £531,000 | £750,303 | 89 |
| 2014 | £620,000 | £879,578 | 81 |
| 2013 | £504,200 | £725,493 | 86 |
| 2012 | £600,500 | £883,861 | 76 |
| 2011 | £537,000 | £810,663 | 59 |
| 2010 | £495,000 | £776,287 | 66 |
| 2009 | £400,000 | £643,003 | 59 |
| 2008 | £505,000 | £827,802 | 46 |
| 2007 | £453,500 | £769,262 | 98 |
| 2006 | £360,500 | £625,782 | 137 |
| 2005 | £397,800 | £707,924 | 80 |
| 2004 | £413,800 | £751,542 | 90 |
| 2003 | £400,000 | £736,897 | 95 |
| 2002 | £328,000 | £617,129 | 132 |
| 2001 | £272,200 | £523,291 | 96 |
| 2000 | £248,200 | £487,093 | 140 |
| 1999 | £240,000 | £478,307 | 149 |
| 1998 | £260,000 | £524,829 | 117 |
| 1997 | £167,500 | £343,509 | 91 |
| 1996 | £172,200 | £363,162 | 120 |
| 1995 | £138,500 | £301,078 | 85 |
In cash terms the typical HP10 8 home went from £138,500 in 1995 to £790,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 162%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2019; the current median sits about 20% below that. Someone who bought at the 2019 peak has not yet seen that price back in real terms.
Year-on-year change in the HP10 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1998 (+55.2% on the year before); the weakest, 2009 (−20.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.8% | +5.3% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +4.0% | +1.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 25 sales completed in HP10 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 109 sales a year before the financial crisis and 56 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market HP10 8 is
Only 25 sales completed here in the last twelve months of data, which makes HP10 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the HP10 district median, HP10 8 sits 43% higher, marking it as a dearer pocket of the district.
What homes rent for around HP10 8
The local authority for HP10 8 is Buckinghamshire, and its ONS average private rent currently stands at £1,477 a month (May 2026 figures). The spread runs from £1,036 a month for a typical one-bed to £2,364 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Buckinghamshire
ONS Price Index of Private Rents, May 2026.
£1,477 a month is £17,724 a year, which against the £790,000 median sold price makes a gross yield of 2.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on HP10 8 (Flackwell Heath)
Are property prices falling in HP10 8 (Flackwell Heath)?
Is HP10 8 (Flackwell Heath) a good place to buy a house?
How much did a house sell for in HP10 8 (Flackwell Heath)?
What happens to HP10 8 prices now?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in HP10 right now
This is what you could actually buy today: 45 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole HP10 district, not just HP10 8: live asking prices are collected per district.
29% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Thanstead Copse, Loudwater, HP10
- The Greenway, Tylers Green, HP10, Buckinghamshire
- Ashwells, Penn, HP10, High Wycombe
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every HP10 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in HP: the cost
Real sold prices by size across the HP area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £470,500 | £632,250 (+34%) | £930,000 (+47%) | £1,395,000 (+50%) |
| Semi-detached | £315,000 | £396,000 (+26%) | £480,000 (+21%) | £636,250 (+33%) | £842,500 (+32%) |
| Terraced | £296,000 | £370,000 (+25%) | £425,000 (+15%) | £540,000 (+27%) | £780,000 (+44%) |
| Flat | £210,000 | £280,000 (+33%) | £474,500 (+69%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the HP area is the point: the same five years treated these districts very differently.
HP area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in HP10
Sector boundaries hide real price steps. The rest of HP10, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP10 0 | £435,000 | 35 |
| HP10 9 | £530,000 | 40 |
Zoom out to the full HP10 district report for the type split, monthly volumes and how HP10 compares with its neighbours.
Before you sell in HP10 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP10 8, use the average prices map for a rough value: zoom from HP10 8's shading down to the sold homes on your own street. The figures above are every recorded HP10 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HP10 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with HP10 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every HP10 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.