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Booker market report HP12, High Wycombe
The standing HP12 (Booker) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 10,992 completed sales registered with HM Land Registry in HP12 (High Wycombe) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical HP12 (High Wycombe) home changed hands for £405,000 in 2026 (median of 71 registered sales, up 25% on five years earlier), with the mean at £385,100, and by floor area homes here have averaged about £4,290 per square metre over the last five years. Source: 10,992 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HP12 is a postcode district covering High Wycombe, Booker, Sands in High Wycombe. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where HP12 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 HP12 homes really sell for
Take the 71 registered 2026 sales in HP12 and the middle price, the median, is £405,000. The mean lands at £385,100, almost on top of it, so sales bunch tightly around the typical price.
HP12 prices by floor area
The last five years of sales put HP12 at roughly £4,290 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.
For scale: the England and Wales median is £285,000, so HP12 trades 42% above the country as a whole.
HP12's median sold price, 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 | £405,000 | £405,000 | 71 |
| 2025 | £375,000 | £383,967 | 231 |
| 2024 | £355,000 | £377,438 | 235 |
| 2023 | £360,000 | £395,552 | 191 |
| 2022 | £350,000 | £410,415 | 268 |
| 2021 | £325,000 | £411,492 | 316 |
| 2020 | £325,000 | £421,694 | 193 |
| 2019 | £309,500 | £405,680 | 204 |
| 2018 | £327,000 | £435,897 | 249 |
| 2017 | £310,000 | £422,809 | 310 |
| 2016 | £280,000 | £391,723 | 323 |
| 2015 | £265,000 | £374,445 | 310 |
| 2014 | £230,000 | £326,295 | 397 |
| 2013 | £220,000 | £316,558 | 272 |
| 2012 | £210,000 | £309,094 | 242 |
| 2011 | £190,000 | £286,827 | 196 |
| 2010 | £199,000 | £312,083 | 240 |
| 2009 | £190,000 | £305,427 | 217 |
| 2008 | £206,000 | £337,677 | 256 |
| 2007 | £203,000 | £344,345 | 563 |
| 2006 | £190,000 | £329,816 | 539 |
| 2005 | £170,000 | £302,531 | 377 |
| 2004 | £173,000 | £314,202 | 457 |
| 2003 | £158,000 | £291,074 | 452 |
| 2002 | £135,000 | £254,001 | 557 |
| 2001 | £120,000 | £230,694 | 557 |
| 2000 | £105,000 | £206,063 | 519 |
| 1999 | £84,000 | £167,408 | 552 |
| 1998 | £72,000 | £145,337 | 480 |
| 1997 | £69,500 | £142,530 | 491 |
| 1996 | £65,500 | £138,137 | 426 |
| 1995 | £59,500 | £129,344 | 301 |
In cash terms the typical HP12 home went from £59,500 in 1995 to £405,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 213%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2018; the current median sits about 7% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the HP12 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 (+25.0% on the year before); the weakest, 2009 (−7.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 37% of the typed total. A detached home currently trades at £525,000 against £215,000 for a flat, 2.4 times the price.
Median by property type, HP12
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 | £525,000 | 17 | 1,855 |
| Semi-detached | £425,000 | 27 | 4,086 |
| Terraced | £363,800 | 10 | 1,699 |
| Flats | £215,000 | 17 | 3,352 |
What HP12 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.0% | +5.5% |
| 5 years (since 2021) | +4.5% | −0.3% |
| 10 years (since 2016) | +3.8% | +0.3% |
| 20 years (since 2006) | +3.9% | +1.0% |
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.
The turnover behind the prices
The year-by-year sales count
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 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.
HP12 recorded 172 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 503 sales a year before the financial crisis and 199 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.
Rents around HP12
HP12 falls under Buckinghamshire, where the ONS puts the average private rent 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.
Set against the £405,000 median sold price, £1,477 a month is £17,724 a year, a gross yield of 4.4%: 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.
HP12 (Booker): the questions that come up
How much did a house sell for in HP12 (Booker)?
Are property prices falling in HP12 (Booker)?
Is HP12 (Booker) a good place to buy a house?
Are HP12 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 25% over five years in cash and flat 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.
What is for sale in HP12 right now
Everything above is what homes in HP12 sold for. Turning to what is actually available: 41 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 38% below the HP12 median sold price.
20% 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.
- West Wycombe Road, High Wycombe, HP12, High Wycombe
- Glenister Road, High Wycombe, HP12, High Wycombe
- West Wycombe Road, High Wycombe, HP12, 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 HP12 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in HP
The Land Registry record, split by size: what each kind of home actually sold for across the HP area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
HP12 ranks 1 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.
HP area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside HP12, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP12 3 | £290,000 | 27 |
| HP12 4 | £425,000 | 44 |
How HP12 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 (this report) | £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 HP12: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP12, open the average prices map and zoom from the HP12 shading down to the sold homes on your own street. Every recorded HP12 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working HP12: the featured spot on this report is free for founding agents, one per district. Claim HP12.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HP12 already set as the subject. Free, one click sign in.
See every individual HP12 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.
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.