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Downley market report HP13 7, High Wycombe
The standing HP13 7 (Downley) property market report, rebuilt from the full public record every month. Underneath every chart here sit 8,729 registered sales in HP13 7 (High Wycombe) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in HP13 7 (High Wycombe) sold for £395,000 in 2026, the median of 82 registered sales, up 18% on five years earlier. The mean was £381,600, and by floor area homes here have averaged about £4,440 per square metre over the last five years. The figures cover 8,729 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
HP13 7 is a postcode sector: one group of streets inside HP13 (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 HP13 7 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 HP13 7 sells for
The HP13 7 median stands at £395,000 for 2026, built from 82 registered sales; the mean, the figure usually quoted as the "average house price", is £381,600, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in HP13 7
Per square metre, HP13 7 homes have averaged around £4,440 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving HP13 7 39% above the national figure.
HP13 7'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 | £395,000 | £395,000 | 82 |
| 2025 | £377,500 | £386,527 | 206 |
| 2024 | £370,000 | £393,386 | 182 |
| 2023 | £360,000 | £395,552 | 157 |
| 2022 | £350,500 | £411,001 | 253 |
| 2021 | £335,000 | £424,153 | 298 |
| 2020 | £325,000 | £421,694 | 211 |
| 2019 | £292,500 | £383,397 | 203 |
| 2018 | £325,000 | £433,231 | 209 |
| 2017 | £310,000 | £422,809 | 266 |
| 2016 | £274,500 | £384,028 | 300 |
| 2015 | £255,000 | £360,315 | 267 |
| 2014 | £225,000 | £319,202 | 312 |
| 2013 | £205,000 | £294,975 | 225 |
| 2012 | £203,500 | £299,527 | 193 |
| 2011 | £186,000 | £280,788 | 190 |
| 2010 | £215,000 | £337,175 | 204 |
| 2009 | £175,000 | £281,314 | 250 |
| 2008 | £200,000 | £327,842 | 250 |
| 2007 | £210,000 | £356,218 | 540 |
| 2006 | £190,000 | £329,816 | 411 |
| 2005 | £170,000 | £302,531 | 264 |
| 2004 | £163,000 | £296,040 | 355 |
| 2003 | £157,000 | £289,232 | 320 |
| 2002 | £134,000 | £252,120 | 449 |
| 2001 | £123,800 | £237,999 | 395 |
| 2000 | £105,000 | £206,063 | 279 |
| 1999 | £87,000 | £173,386 | 361 |
| 1998 | £80,500 | £162,495 | 276 |
| 1997 | £72,000 | £147,657 | 331 |
| 1996 | £63,000 | £132,864 | 273 |
| 1995 | £65,000 | £141,300 | 217 |
In cash terms the typical HP13 7 home went from £65,000 in 1995 to £395,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 180%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2018; the current median sits about 9% 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 HP13 7 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 2010 (+22.9% on the year before); the weakest, 2011 (−13.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HP13 7 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.6% | +2.2% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +3.7% | +0.3% |
| 20 years (since 2006) | +3.7% | +0.9% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in HP13 7
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.
Over the last twelve months of data, 82 sales completed in HP13 7. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 377 sales a year before the financial crisis and 176 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 kind of market HP13 7 is
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
What tenants pay around HP13 7
For renting purposes HP13 7 sits in Buckinghamshire. The ONS average private rent there is £1,477 a month (May 2026). 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.
£1,477 a month is £17,724 a year, which against the £395,000 median sold price makes a gross yield of 4.5%. 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.
Asked and answered: HP13 7 (Downley)
Are property prices falling in HP13 7 (Downley)?
Is HP13 7 (Downley) a good place to buy a house?
How much did a house sell for in HP13 7 (Downley)?
What happens to HP13 7 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 18% over five years in cash but down 7% 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.
What you could buy in HP13 now
The live side of the market holds 87 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole HP13 district, not just HP13 7: live asking prices are collected per district.
21% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Ridge Way, High Wycombe, HP13, High Wycombe
- Station Road, High Wycombe, HP13, High Wycombe
- Hillview Road, High Wycombe, HP13, 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 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.
What another bedroom costs in HP
Real sold prices by size across the HP area, straight 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%) | — | — |
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.
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 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 6 | £395,000 | 41 |
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 7? 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 HP13 7'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 HP13 7: the featured spot on this report is free for founding agents, one per district. Claim HP13 7.
Dig further
Behind the answers sits the same Land Registry record as this page, with HP13 7 already set as the subject. Free, one click sign in.
See every individual HP13 7 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.
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.