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Flackwell Heath market report HP10, High Wycombe
The HP10 (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: 10,853 sales registered with HM Land Registry in HP10 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for HP10 (High Wycombe) is £552,500, from 100 registered sales, up 9% on five years earlier; the mean is £610,200, and by floor area homes here have averaged about £5,480 per square metre over the last five years. Behind the figures sit 10,853 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district HP10 covering High Wycombe, Flackwell Heath, Handy Cross sits in High Wycombe. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where HP10 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 sold prices: where the market stands
The HP10 median stands at £552,500 for 2026, built from 100 registered sales; the mean, the figure usually quoted as the "average house price", is £610,200, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in HP10
The last five years of sales put HP10 at roughly £5,480 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.
Set against the £285,000 England and Wales median, HP10 sits 94% above the national market.
HP10's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £552,500 | £552,500 | 100 |
| 2025 | £550,000 | £563,152 | 357 |
| 2024 | £530,000 | £563,499 | 313 |
| 2023 | £509,000 | £559,267 | 240 |
| 2022 | £530,000 | £621,485 | 377 |
| 2021 | £505,000 | £639,395 | 481 |
| 2020 | £475,500 | £616,971 | 280 |
| 2019 | £452,200 | £592,726 | 246 |
| 2018 | £455,000 | £606,524 | 246 |
| 2017 | £450,000 | £613,755 | 319 |
| 2016 | £410,500 | £574,294 | 328 |
| 2015 | £387,500 | £547,538 | 338 |
| 2014 | £361,000 | £512,142 | 320 |
| 2013 | £345,000 | £496,421 | 334 |
| 2012 | £325,000 | £478,359 | 256 |
| 2011 | £320,000 | £483,077 | 201 |
| 2010 | £311,000 | £487,728 | 278 |
| 2009 | £299,200 | £480,967 | 220 |
| 2008 | £270,000 | £442,587 | 185 |
| 2007 | £316,000 | £536,024 | 406 |
| 2006 | £275,000 | £477,365 | 462 |
| 2005 | £250,000 | £444,899 | 325 |
| 2004 | £249,000 | £452,233 | 415 |
| 2003 | £247,000 | £455,034 | 396 |
| 2002 | £220,000 | £413,928 | 493 |
| 2001 | £190,000 | £365,265 | 445 |
| 2000 | £176,200 | £345,793 | 414 |
| 1999 | £150,000 | £298,942 | 482 |
| 1998 | £144,500 | £291,684 | 448 |
| 1997 | £110,000 | £225,588 | 428 |
| 1996 | £111,500 | £235,149 | 418 |
| 1995 | £99,000 | £215,211 | 302 |
In cash terms the typical HP10 home went from £99,000 in 1995 to £552,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 157%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 14% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP10 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 (+31.4% on the year before); the weakest, 2008 (−14.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.5% | −1.9% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 39% of the typed total. A detached home currently trades at £762,500 against £286,200 for a flat, 2.7 times the price.
Median by property type, HP10
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £762,500 | 32 | 4,205 |
| Semi-detached | £649,000 | 32 | 3,220 |
| Terraced | £416,200 | 18 | 1,773 |
| Flats | £286,200 | 18 | 1,655 |
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 247 sales completed in HP10. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 420 sales a year before the financial crisis and 277 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.
The shape of the HP10 market
Among the 24 measurable districts of its area, HP10 ranks 7 by median price: firmly in the dearer tier.
Rents around HP10
HP10 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.
£1,477 a month is £17,724 a year, which against the £552,500 median sold price makes a gross yield of 3.2%. 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 (Flackwell Heath)
Is HP10 (Flackwell Heath) a good place to buy a house?
How much did a house sell for in HP10 (Flackwell Heath)?
Are property prices falling in HP10 (Flackwell Heath)?
Will HP10 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 9% over five years in cash but down 14% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in HP10 now
Everything above is what homes in HP10 sold for. Turning to what is actually available: 45 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 36% above the HP10 median sold price.
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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
Bedroom by bedroom: HP prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the HP area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HP10 ranks 11 of 24 in the HP area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, HP area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside HP10, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP10 0 | £435,000 | 35 |
| HP10 8 | £790,000 | 25 |
| HP10 9 | £530,000 | 40 |
How HP10 compares nearby
Same city, different markets. The neighbouring districts of the HP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HP9 | £790,000 | -10% |
| HP8 | £721,800 | -9% |
| HP4 | £720,000 | +14% |
| HP6 | £700,000 | +4% |
| HP7 | £680,000 | +8% |
| HP16 | £587,500 | +0% |
| HP10 (this report) | £552,500 | +9% |
| HP17 | £552,500 | +15% |
| HP15 | £530,000 | +10% |
| HP27 | £515,000 | +3% |
| HP22 | £493,000 | +13% |
| HP5 | £483,500 | +15% |
| HP23 | £471,200 | -10% |
| HP14 | £467,500 | +4% |
| HP3 | £422,500 | +4% |
| HP1 | £415,000 | +11% |
| HP18 | £408,000 | +6% |
| HP12 | £405,000 | +25% |
| HP13 | £390,000 | +16% |
| HP2 | £375,000 | +7% |
| HP11 | £360,000 | +6% |
| HP20 | £315,000 | +19% |
| HP21 | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Before you sell in HP10: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP10'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HP10.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HP10 already set as the subject. Free, one click sign in.
The live map plots every individual HP10 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.