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Downley market report HP13 5, High Wycombe
The HP13 5 (Downley) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 8,357 HM Land Registry entries for HP13 5 (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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in HP13 5 (High Wycombe) came in at £380,500, out of 80 registered, up 9% on five years earlier, and the mean stands at £401,600, and by floor area homes here have averaged about £4,680 per square metre over the last five years. The record behind it is 8,357 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like HP13 5 is a single group of streets within HP13 (High Wycombe), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HP13 5 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 HP13 5 prices, from the sold record
The HP13 5 median stands at £380,500 for 2026, built from 80 registered sales; the mean, the figure usually quoted as the "average house price", is £401,600, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in HP13 5
A square metre of HP13 5 home has cost about £4,680 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.
Set against the £285,000 England and Wales median, HP13 5 sits 34% above the national market.
A typical HP13 5 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £380,500 | £380,500 | 80 |
| 2025 | £400,000 | £409,565 | 207 |
| 2024 | £425,000 | £451,862 | 182 |
| 2023 | £400,000 | £439,502 | 145 |
| 2022 | £376,000 | £440,903 | 229 |
| 2021 | £349,000 | £441,879 | 291 |
| 2020 | £335,000 | £434,669 | 206 |
| 2019 | £340,000 | £445,659 | 249 |
| 2018 | £327,000 | £435,897 | 299 |
| 2017 | £333,500 | £454,861 | 216 |
| 2016 | £322,800 | £451,600 | 296 |
| 2015 | £305,000 | £430,965 | 269 |
| 2014 | £258,800 | £367,153 | 292 |
| 2013 | £250,000 | £359,725 | 259 |
| 2012 | £225,000 | £331,172 | 188 |
| 2011 | £214,000 | £323,058 | 225 |
| 2010 | £225,000 | £352,858 | 207 |
| 2009 | £215,000 | £345,614 | 197 |
| 2008 | £221,000 | £362,266 | 147 |
| 2007 | £225,000 | £381,663 | 340 |
| 2006 | £205,000 | £355,854 | 339 |
| 2005 | £179,000 | £318,548 | 277 |
| 2004 | £189,200 | £343,624 | 278 |
| 2003 | £160,500 | £295,680 | 332 |
| 2002 | £150,000 | £282,224 | 363 |
| 2001 | £130,000 | £249,918 | 319 |
| 2000 | £115,000 | £225,688 | 314 |
| 1999 | £97,000 | £193,316 | 378 |
| 1998 | £90,000 | £181,671 | 351 |
| 1997 | £78,000 | £159,962 | 331 |
| 1996 | £72,000 | £151,845 | 308 |
| 1995 | £71,000 | £154,343 | 243 |
In cash terms the typical HP13 5 home went from £71,000 in 1995 to £380,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 147%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2017, and today's median remains roughly 16% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP13 5 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 (+18.6% on the year before); the weakest, 2025 (−5.9%). 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) | −4.9% | −7.1% |
| 5 years (since 2021) | +1.7% | −2.9% |
| 10 years (since 2016) | +1.7% | −1.7% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Transaction volumes
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 register shows 80 HP13 5 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 320 sales a year before the financial crisis and 169 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 HP13 5
The local authority for HP13 5 is Buckinghamshire, and its ONS average private rent currently stands 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.
Set against the £380,500 median sold price, £1,477 a month is £17,724 a year, a gross yield of 4.7%: 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 HP13 5 (Downley)
How much did a house sell for in HP13 5 (Downley)?
Are property prices falling in HP13 5 (Downley)?
Is HP13 5 (Downley) a good place to buy a house?
Will HP13 5 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.
On the market in HP13 today
Turning to what is actually available: 87 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole HP13 district, not just HP13 5: live asking prices are collected per district.
21% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ridge Way, High Wycombe, HP13, High Wycombe
- Station Road, High Wycombe, HP13, High Wycombe
- Hillview Road, High Wycombe, HP13, High Wycombe
"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 HP13 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
What homes of each size actually sold for across the HP area, from the Land Registry record. 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%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the HP area is the point: the same five years treated these districts very differently.
Winners and losers across the HP area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in HP13
A few minutes' walk can separate two very different markets. Here are HP13's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP13 6 | £395,000 | 41 |
| HP13 7 | £395,000 | 82 |
Zoom out to the full HP13 district report for the type split, monthly volumes and how HP13 compares with its neighbours.
Selling a home in HP13 5? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP13 5, use the average prices map for a rough value: zoom from HP13 5's shading down to the sold homes on your own street. The figures above are every recorded HP13 5 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working HP13 5: the featured spot on this report is free for founding agents, one per district. Claim HP13 5.
Take it further
Behind the answers sits the same Land Registry record as this page, with HP13 5 already set as the subject. Free, one click sign in.
The live map plots every individual HP13 5 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.
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.