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Wycombe Marsh market report HP11 2, High Wycombe
The HP11 2 (Wycombe Marsh) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 2,696 completed sales registered with HM Land Registry in HP11 2 (High Wycombe) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for HP11 2 (High Wycombe) is £323,500, from 19 registered sales, up 16% on five years earlier; the mean is £345,400, and by floor area homes here have averaged about £4,400 per square metre over the last five years. Behind the figures sit 2,696 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
HP11 2 is a postcode sector: one group of streets inside HP11 (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 HP11 2 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 HP11 2 sells for
The HP11 2 median stands at £323,500 for 2026, built from 19 registered sales; the mean, the figure usually quoted as the "average house price", is £345,400, modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in HP11 2
A square metre of HP11 2 home has cost about £4,400 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so HP11 2 trades 14% above the country as a whole.
A typical HP11 2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £323,500 | £323,500 | 19 |
| 2025 | £320,000 | £327,652 | 69 |
| 2024 | £285,000 | £303,014 | 62 |
| 2023 | £290,000 | £318,639 | 43 |
| 2022 | £240,000 | £281,427 | 85 |
| 2021 | £278,800 | £352,997 | 108 |
| 2020 | £315,000 | £408,719 | 66 |
| 2019 | £256,200 | £335,817 | 92 |
| 2018 | £238,000 | £317,258 | 85 |
| 2017 | £250,000 | £340,975 | 93 |
| 2016 | £236,200 | £330,446 | 88 |
| 2015 | £216,000 | £305,208 | 68 |
| 2014 | £220,000 | £312,108 | 87 |
| 2013 | £200,000 | £287,780 | 56 |
| 2012 | £180,000 | £264,938 | 49 |
| 2011 | £171,800 | £259,352 | 39 |
| 2010 | £232,200 | £364,149 | 37 |
| 2009 | £196,000 | £315,072 | 27 |
| 2008 | £185,000 | £303,254 | 51 |
| 2007 | £183,600 | £311,437 | 134 |
| 2006 | £169,000 | £293,362 | 128 |
| 2005 | £160,000 | £284,736 | 82 |
| 2004 | £169,500 | £307,845 | 110 |
| 2003 | £162,000 | £298,443 | 118 |
| 2002 | £130,500 | £245,535 | 108 |
| 2001 | £115,000 | £221,082 | 111 |
| 2000 | £94,000 | £184,475 | 115 |
| 1999 | £75,000 | £149,471 | 136 |
| 1998 | £66,500 | £134,235 | 104 |
| 1997 | £58,500 | £119,972 | 142 |
| 1996 | £55,000 | £115,993 | 97 |
| 1995 | £53,000 | £115,214 | 87 |
In cash terms the typical HP11 2 home went from £53,000 in 1995 to £323,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 181%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 21% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP11 2 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 2000 (+25.3% on the year before); the weakest, 2011 (−26.0%). 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) | +1.1% | −1.3% |
| 5 years (since 2021) | +3.0% | −1.7% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +3.3% | +0.5% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in HP11 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 19 HP11 2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 113 sales a year before the financial crisis and 56 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around HP11 2
The local authority for HP11 2 is Buckinghamshire, and its ONS average private rent currently stands at £1,477 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,036 a month here against £2,364 for four or more bedrooms.
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 £323,500 median sold price makes a gross yield of 5.5%. 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.
Reading the HP11 2 market
This is a thin market: 19 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within HP11, this sector trades 10% below the district median: one of its district's cheaper corners.
Common questions on HP11 2 (Wycombe Marsh)
Are property prices falling in HP11 2 (Wycombe Marsh)?
Is HP11 2 (Wycombe Marsh) a good place to buy a house?
How much did a house sell for in HP11 2 (Wycombe Marsh)?
Will HP11 2 prices rise from here?
The record answers a different question than "what happens next": the median is up 16% over five years in cash but down 8% 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 HP11 right now
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 2: 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" 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 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
The Land Registry record, split by size: what each kind of home actually sold for across the HP area. 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%) | — | — |
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. 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.
HP area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in HP11
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HP11, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP11 1 | £362,500 | 52 |
Zoom out to the full HP11 district report for the type split, monthly volumes and how HP11 compares with its neighbours.
Selling a home in HP11 2? 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 HP11 2'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 HP11 2: the featured spot on this report is free for founding agents, one per district. Claim HP11 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HP11 2. Free, with a one click sign in.
See every individual HP11 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.