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Wycombe Marsh market report HP11 1, High Wycombe
The standing HP11 1 (Wycombe Marsh) property market report, rebuilt from the full public record every month. Everything below comes from 5,932 sales recorded by HM Land Registry in HP11 1 (High Wycombe) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical HP11 1 (High Wycombe) home changed hands for £362,500 in 2026 (median of 52 registered sales, down 8% on five years earlier), with the mean at £414,200, and by floor area homes here have averaged about £4,670 per square metre over the last five years. Source: 5,932 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HP11 1 is one sector of HP11 (High Wycombe): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where HP11 1 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.
Today's HP11 1 prices, from the sold record
Across 52 registered 2026 sales, the typical (median) HP11 1 home went for £362,500. The mean is £414,200, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in HP11 1
Measured by floor area, the last five years of HP11 1 sales average about £4,670 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so HP11 1 trades 27% above the country as a whole.
A typical HP11 1 home, priced year by year (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 | £362,500 | £362,500 | 52 |
| 2025 | £350,000 | £358,370 | 154 |
| 2024 | £370,000 | £393,386 | 133 |
| 2023 | £295,000 | £324,133 | 105 |
| 2022 | £348,800 | £409,008 | 186 |
| 2021 | £393,800 | £498,602 | 281 |
| 2020 | £344,800 | £447,385 | 156 |
| 2019 | £335,000 | £439,105 | 178 |
| 2018 | £320,000 | £426,566 | 176 |
| 2017 | £365,000 | £497,823 | 299 |
| 2016 | £345,000 | £482,658 | 335 |
| 2015 | £240,000 | £339,120 | 206 |
| 2014 | £250,000 | £354,669 | 189 |
| 2013 | £235,000 | £338,142 | 200 |
| 2012 | £210,000 | £309,094 | 153 |
| 2011 | £195,000 | £294,375 | 223 |
| 2010 | £225,000 | £352,858 | 113 |
| 2009 | £180,000 | £289,352 | 105 |
| 2008 | £200,000 | £327,842 | 89 |
| 2007 | £192,000 | £325,685 | 212 |
| 2006 | £205,000 | £355,854 | 259 |
| 2005 | £188,000 | £334,564 | 118 |
| 2004 | £179,700 | £326,370 | 226 |
| 2003 | £170,000 | £313,181 | 177 |
| 2002 | £145,000 | £272,816 | 234 |
| 2001 | £125,000 | £240,306 | 208 |
| 2000 | £115,000 | £225,688 | 178 |
| 1999 | £89,500 | £178,369 | 254 |
| 1998 | £80,000 | £161,486 | 194 |
| 1997 | £75,000 | £153,810 | 202 |
| 1996 | £67,000 | £141,300 | 183 |
| 1995 | £67,900 | £147,604 | 154 |
In cash terms the typical HP11 1 home went from £67,900 in 1995 to £362,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 146%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 27% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP11 1 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 2016 (+43.8% on the year before); the weakest, 2023 (−15.4%). 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) | +3.6% | +1.2% |
| 5 years (since 2021) | −1.6% | −6.2% |
| 10 years (since 2016) | +0.5% | −2.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
HP11 1 recorded 52 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 202 sales a year before the financial crisis and 126 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.
Reading the HP11 1 market
This is a thin market: 52 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
Rents around HP11 1
HP11 1 falls under Buckinghamshire, where the ONS puts the average private rent at £1,477 a month (May 2026 figures). A one-bed averages £1,036 a month here and a four-or-more-bed £2,364, so size does most of the work in setting the rent.
Average monthly rent by size, Buckinghamshire
ONS Price Index of Private Rents, May 2026.
Set against the £362,500 median sold price, £1,477 a month is £17,724 a year, a gross yield of 4.9%: 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.
Common questions on HP11 1 (Wycombe Marsh)
How much did a house sell for in HP11 1 (Wycombe Marsh)?
Are property prices falling in HP11 1 (Wycombe Marsh)?
Is HP11 1 (Wycombe Marsh) a good place to buy a house?
What happens to HP11 1 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is down 8% over five years in cash but down 27% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
HP11's current homes for sale
The live side of the market holds 44 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole HP11 district, not just HP11 1: live asking prices are collected per district.
Of everything listed here, 55% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Queen Alexandra Road, High Wycombe, HP11, High Wycombe
- Warren Wood Drive, High Wycombe, HP11, High Wycombe
- Trinity Circle, High Wycombe, HP11
"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 HP11 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.
Moving up a bedroom in HP: the cost
What homes of each size actually sold for across the HP area, 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.
Five-year change in the median, HP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HP11
Sector boundaries hide real price steps. The rest of HP11, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP11 2 | £323,500 | 19 |
Zoom out to the full HP11 district report for the type split, monthly volumes and how HP11 compares with its neighbours.
Thinking of selling in HP11 1? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP11 1, use the average prices map for a rough value: zoom from HP11 1's shading down to the sold homes on your own street. The figures above are every recorded HP11 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working HP11 1: the featured spot on this report is free for founding agents, one per district. Claim HP11 1.
Dig further
Behind the answers sits the same Land Registry record as this page, with HP11 1 already set as the subject. Free, one click sign in.
Two maps carry on from here: every HP11 1 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.