Local market reports › HP area › HP13 › HP13 6
Downley market report HP13 6, High Wycombe
The HP13 6 (Downley) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 6,303 sales recorded by HM Land Registry in HP13 6 (High Wycombe) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical HP13 6 (High Wycombe) home changed hands for £395,000 in 2026 (median of 41 registered sales, up 21% on five years earlier), with the mean at £405,400, and by floor area homes here have averaged about £4,480 per square metre over the last five years. Source: 6,303 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HP13 6 is one sector of HP13 (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 HP13 6 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 6 prices, from the sold record
41 sales were registered in HP13 6 in 2026, and the middle one of them, the median, went for £395,000. The mean works out at £405,400, practically level with it: prices here bunch tightly around the middle.
HP13 6 prices by floor area
The last five years of sales put HP13 6 at roughly £4,480 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 HP13 6 trades 39% above the country as a whole.
A typical HP13 6 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 | £395,000 | £395,000 | 41 |
| 2025 | £360,000 | £368,609 | 144 |
| 2024 | £350,000 | £372,122 | 123 |
| 2023 | £340,000 | £373,577 | 122 |
| 2022 | £370,000 | £433,867 | 164 |
| 2021 | £327,800 | £415,037 | 198 |
| 2020 | £318,000 | £412,612 | 107 |
| 2019 | £318,000 | £416,822 | 140 |
| 2018 | £290,000 | £386,575 | 141 |
| 2017 | £308,800 | £421,172 | 184 |
| 2016 | £300,000 | £419,703 | 247 |
| 2015 | £260,000 | £367,380 | 189 |
| 2014 | £212,000 | £300,759 | 170 |
| 2013 | £219,500 | £315,839 | 140 |
| 2012 | £204,500 | £300,998 | 148 |
| 2011 | £209,000 | £315,510 | 131 |
| 2010 | £210,000 | £329,334 | 139 |
| 2009 | £188,200 | £302,533 | 120 |
| 2008 | £191,000 | £313,089 | 139 |
| 2007 | £199,000 | £337,559 | 259 |
| 2006 | £190,600 | £330,857 | 326 |
| 2005 | £181,000 | £322,107 | 210 |
| 2004 | £171,000 | £310,569 | 245 |
| 2003 | £160,000 | £294,759 | 271 |
| 2002 | £137,500 | £258,705 | 305 |
| 2001 | £125,000 | £240,306 | 277 |
| 2000 | £100,000 | £196,250 | 246 |
| 1999 | £88,500 | £176,376 | 342 |
| 1998 | £79,000 | £159,467 | 308 |
| 1997 | £68,000 | £139,454 | 249 |
| 1996 | £61,000 | £128,646 | 285 |
| 1995 | £59,700 | £129,779 | 193 |
In cash terms the typical HP13 6 home went from £59,700 in 1995 to £395,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 204%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 9% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP13 6 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 2001 (+25.0% on the year before); the weakest, 2023 (−8.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HP13 6 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +9.7% | +7.2% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in HP13 6
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 41 HP13 6 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 267 sales a year before the financial crisis and 119 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 HP13 6 market
Only 41 sales completed here in the last twelve months of data, which makes HP13 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
What homes rent for around HP13 6
HP13 6 falls under Buckinghamshire, where the ONS puts the average private rent 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.
Against the £395,000 median purchase price, a rent of £1,477 a month (£17,724 a year) works out at a 4.5% 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.
What people ask about HP13 6 (Downley)
Are property prices falling in HP13 6 (Downley)?
Is HP13 6 (Downley) a good place to buy a house?
How much did a house sell for in HP13 6 (Downley)?
What happens to HP13 6 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 21% over five years in cash but down 5% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
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 6: live asking prices are collected per district.
21% of what is on the market here is asking below what comparable homes actually sold for. 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 →
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. Blank cells mean too few homes for the figure to mean anything.
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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in HP13
Sector boundaries hide real price steps. The rest of HP13, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP13 5 | £380,500 | 80 |
| 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 in HP13 6? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP13 6, use the average prices map for a rough value: zoom from HP13 6's shading down to the sold homes on your own street. The figures above are every recorded HP13 6 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP13 6.
Keep digging
Behind the answers sits the same Land Registry record as this page, with HP13 6 already set as the subject. Free, one click sign in.
The live map plots every individual HP13 6 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.