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Wycombe Marsh market report HP11, High Wycombe
The HP11 (Wycombe Marsh) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 8,628 HM Land Registry entries for HP11 (High Wycombe), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in HP11 (High Wycombe) came in at £360,000, out of 71 registered, up 6% on five years earlier, and the mean stands at £395,800, and by floor area homes here have averaged about £4,590 per square metre over the last five years. The record behind it is 8,628 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district HP11 covering Wycombe Marsh 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 HP11 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 sells for
Take the 71 registered 2026 sales in HP11 and the middle price, the median, is £360,000. The mean lands at £395,800, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in HP11
The last five years of sales put HP11 at roughly £4,590 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.
Against a national (England and Wales) median of £285,000, HP11 runs 26% above it.
The price of a typical HP11 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £360,000 | £360,000 | 71 |
| 2025 | £335,000 | £343,011 | 223 |
| 2024 | £320,000 | £340,226 | 195 |
| 2023 | £293,000 | £321,935 | 148 |
| 2022 | £322,000 | £377,582 | 271 |
| 2021 | £340,000 | £430,484 | 389 |
| 2020 | £330,000 | £428,182 | 222 |
| 2019 | £314,400 | £412,103 | 270 |
| 2018 | £299,000 | £398,573 | 261 |
| 2017 | £331,500 | £452,133 | 392 |
| 2016 | £320,000 | £447,683 | 423 |
| 2015 | £237,500 | £335,588 | 274 |
| 2014 | £240,000 | £340,482 | 276 |
| 2013 | £233,200 | £335,552 | 256 |
| 2012 | £203,000 | £298,791 | 202 |
| 2011 | £195,000 | £294,375 | 262 |
| 2010 | £228,600 | £358,504 | 150 |
| 2009 | £180,800 | £290,638 | 132 |
| 2008 | £194,000 | £318,007 | 140 |
| 2007 | £187,200 | £317,543 | 346 |
| 2006 | £197,000 | £341,967 | 387 |
| 2005 | £173,200 | £308,226 | 200 |
| 2004 | £175,000 | £317,834 | 336 |
| 2003 | £166,000 | £305,812 | 295 |
| 2002 | £141,800 | £266,795 | 342 |
| 2001 | £121,000 | £232,616 | 319 |
| 2000 | £108,500 | £212,931 | 293 |
| 1999 | £87,200 | £173,785 | 390 |
| 1998 | £75,000 | £151,393 | 298 |
| 1997 | £67,800 | £139,044 | 344 |
| 1996 | £63,500 | £133,919 | 280 |
| 1995 | £64,000 | £139,126 | 241 |
In cash terms the typical HP11 home went from £64,000 in 1995 to £360,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 159%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP11 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 (+34.7% on the year before); the weakest, 2011 (−14.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HP11 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.5% | +5.0% |
| 5 years (since 2021) | +1.1% | −3.5% |
| 10 years (since 2016) | +1.2% | −2.2% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 41% of the typed total. A detached home currently trades at £638,000 against £217,800 for a flat, 2.9 times the price.
Median by property type, HP11
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 | £638,000 | 17 | 1,557 |
| Semi-detached | £400,000 | 18 | 1,918 |
| Terraced | £416,500 | 8 | 1,657 |
| Flats | £217,800 | 28 | 3,496 |
Sales activity in HP11
Sales per year, counted
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
HP11 recorded 154 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 315 sales a year before the financial crisis and 182 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.
The rental side of HP11
HP11 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.
Against the £360,000 median purchase price, a rent of £1,477 a month (£17,724 a year) works out at a 4.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the HP11 market
In its area's price order HP11 comes 21 of 24, towards the cheaper end of the table.
What people ask about HP11 (Wycombe Marsh)
How much did a house sell for in HP11 (Wycombe Marsh)?
Are property prices falling in HP11 (Wycombe Marsh)?
Is HP11 (Wycombe Marsh) a good place to buy a house?
What happens to HP11 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 6% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in HP11 today
Everything above is what homes in HP11 sold for. The live side of the market holds 44 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 5% above the HP11 median sold price.
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
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 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.
Bedroom by bedroom: HP prices by size
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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HP11 ranks 16 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 HP11, 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 |
|---|---|---|
| HP11 1 | £362,500 | 52 |
| HP11 2 | £323,500 | 19 |
How HP11 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 | £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 (this report) | £360,000 | +6% |
| HP20 | £315,000 | +19% |
| HP21 | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Thinking of selling in HP11? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP11, open the average prices map and zoom from the HP11 shading down to the sold homes on your own street. Every recorded HP11 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP11.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HP11. Free, with a one click sign in.
Two maps carry on from here: every HP11 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.