Local market reports › HP area › HP10 › HP10 9
Flackwell Heath market report HP10 9, High Wycombe
The HP10 9 (Flackwell Heath) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,579 sales registered with HM Land Registry in HP10 9 (High Wycombe) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical HP10 9 (High Wycombe) home changed hands for £530,000 in 2026 (median of 40 registered sales, up 7% on five years earlier), with the mean at £539,800, and by floor area homes here have averaged about £5,270 per square metre over the last five years. Source: 4,579 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HP10 9 is a postcode sector: one group of streets inside HP10 (High Wycombe). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where HP10 9 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.
What a home in HP10 9 sells for
40 sales were registered in HP10 9 in 2026, and the middle one of them, the median, went for £530,000. The mean works out at £539,800, almost on top of it, so sales bunch tightly around the typical price.
HP10 9 prices by floor area
The last five years of sales put HP10 9 at roughly £5,270 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
The national median for England and Wales is £285,000, which puts HP10 9 86% above the country at large.
A typical HP10 9 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £530,000 | £530,000 | 40 |
| 2025 | £540,000 | £552,913 | 182 |
| 2024 | £528,800 | £562,223 | 174 |
| 2023 | £490,000 | £538,390 | 136 |
| 2022 | £520,000 | £609,759 | 188 |
| 2021 | £497,500 | £629,899 | 228 |
| 2020 | £485,000 | £629,298 | 133 |
| 2019 | £445,000 | £583,288 | 113 |
| 2018 | £455,000 | £606,524 | 112 |
| 2017 | £435,500 | £593,978 | 119 |
| 2016 | £416,000 | £581,988 | 129 |
| 2015 | £390,000 | £551,070 | 147 |
| 2014 | £357,000 | £506,467 | 125 |
| 2013 | £334,500 | £481,312 | 142 |
| 2012 | £305,000 | £448,922 | 101 |
| 2011 | £300,500 | £453,639 | 76 |
| 2010 | £315,000 | £494,001 | 116 |
| 2009 | £299,200 | £480,967 | 84 |
| 2008 | £250,000 | £409,803 | 86 |
| 2007 | £312,500 | £530,087 | 167 |
| 2006 | £268,500 | £466,082 | 160 |
| 2005 | £250,000 | £444,899 | 127 |
| 2004 | £240,000 | £435,887 | 204 |
| 2003 | £245,000 | £451,349 | 161 |
| 2002 | £210,000 | £395,113 | 182 |
| 2001 | £180,000 | £346,041 | 181 |
| 2000 | £159,000 | £312,038 | 136 |
| 1999 | £142,500 | £283,995 | 181 |
| 1998 | £146,000 | £294,711 | 189 |
| 1997 | £97,500 | £199,953 | 183 |
| 1996 | £100,000 | £210,896 | 157 |
| 1995 | £95,600 | £207,820 | 120 |
In cash terms the typical HP10 9 home went from £95,600 in 1995 to £530,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 155%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP10 9 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 (+49.7% on the year before); the weakest, 2008 (−20.0%). 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) | −1.9% | −4.1% |
| 5 years (since 2021) | +1.3% | −3.4% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.5% | +0.6% |
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.
Sales activity in HP10 9
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 40 HP10 9 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 144 sales a year recently, against 165 a year before 2008. 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 tenants pay around HP10 9
HP10 9 falls under Buckinghamshire, where the ONS puts the average private rent 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.
Set against the £530,000 median sold price, £1,477 a month is £17,724 a year, a gross yield of 3.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market HP10 9 is
Only 40 sales completed here in the last twelve months of data, which makes HP10 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: HP10 9 (Flackwell Heath)
How much did a house sell for in HP10 9 (Flackwell Heath)?
Are property prices falling in HP10 9 (Flackwell Heath)?
Is HP10 9 (Flackwell Heath) a good place to buy a house?
Where do HP10 9 prices go next?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 16% 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
Turning to what is actually available: 45 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole HP10 district, not just HP10 9: live asking prices are collected per district.
Of everything listed here, 29% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Thanstead Copse, Loudwater, HP10
- The Greenway, Tylers Green, HP10, Buckinghamshire
- Ashwells, Penn, HP10, High Wycombe
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HP10 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in HP
Real sold prices by size across the HP area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the HP area is the point: the same five years treated these districts very differently.
Winners and losers across the HP area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in HP10
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HP10, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP10 0 | £435,000 | 35 |
| HP10 8 | £790,000 | 25 |
Zoom out to the full HP10 district report for the type split, monthly volumes and how HP10 compares with its neighbours.
Selling a home in HP10 9? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP10 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working HP10 9: the featured spot on this report is free for founding agents, one per district. Claim HP10 9.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to HP10 9. Free after a one click sign in.
The live map plots every individual HP10 9 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.