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Downley market report HP13, High Wycombe
The HP13 (Downley) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 23,389 HM Land Registry entries for HP13 (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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical HP13 (High Wycombe) home changed hands for £390,000 in 2026 (median of 203 registered sales, up 16% on five years earlier), with the mean at £394,300, and by floor area homes here have averaged about £4,540 per square metre over the last five years. Source: 23,389 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
HP13 is a postcode district covering High Wycombe, Downley, Totteridge 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 HP13 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.
The going rate for a home in HP13
The HP13 median stands at £390,000 for 2026, built from 203 registered sales; the mean, the figure usually quoted as the "average house price", is £394,300, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in HP13
By floor space, homes in HP13 have sold for about £4,540 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, HP13 runs 37% above it.
A typical HP13 home, priced year by year (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 | £390,000 | £390,000 | 203 |
| 2025 | £380,000 | £389,087 | 557 |
| 2024 | £384,000 | £408,271 | 487 |
| 2023 | £370,000 | £406,540 | 424 |
| 2022 | £370,000 | £433,867 | 646 |
| 2021 | £337,000 | £426,685 | 787 |
| 2020 | £325,000 | £421,694 | 524 |
| 2019 | £318,000 | £416,822 | 592 |
| 2018 | £320,000 | £426,566 | 649 |
| 2017 | £315,000 | £429,628 | 666 |
| 2016 | £300,000 | £419,703 | 843 |
| 2015 | £272,000 | £384,336 | 725 |
| 2014 | £238,000 | £337,645 | 774 |
| 2013 | £226,200 | £325,479 | 624 |
| 2012 | £210,000 | £309,094 | 529 |
| 2011 | £205,000 | £309,471 | 546 |
| 2010 | £217,500 | £341,096 | 550 |
| 2009 | £190,000 | £305,427 | 567 |
| 2008 | £202,200 | £331,448 | 536 |
| 2007 | £212,000 | £359,611 | 1,139 |
| 2006 | £194,000 | £336,759 | 1,076 |
| 2005 | £176,000 | £313,209 | 751 |
| 2004 | £172,000 | £312,386 | 878 |
| 2003 | £160,000 | £294,759 | 923 |
| 2002 | £138,000 | £259,646 | 1,117 |
| 2001 | £125,000 | £240,306 | 991 |
| 2000 | £108,000 | £211,950 | 839 |
| 1999 | £90,000 | £179,365 | 1,081 |
| 1998 | £82,800 | £167,138 | 935 |
| 1997 | £73,000 | £149,708 | 911 |
| 1996 | £64,500 | £136,028 | 866 |
| 1995 | £65,000 | £141,300 | 653 |
In cash terms the typical HP13 home went from £65,000 in 1995 to £390,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 176%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP13 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 (+20.0% on the year before); the weakest, 2009 (−6.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.6% | +0.2% |
| 5 years (since 2021) | +3.0% | −1.8% |
| 10 years (since 2016) | +2.7% | −0.7% |
| 20 years (since 2006) | +3.6% | +0.7% |
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.
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, 39% of the typed total. A detached home currently trades at £585,000 against £203,800 for a flat, 2.9 times the price.
Median by property type, HP13
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 | £585,000 | 29 | 3,235 |
| Semi-detached | £423,000 | 91 | 9,094 |
| Terraced | £362,000 | 45 | 4,454 |
| Flats | £203,800 | 38 | 6,606 |
The turnover behind the prices
How many homes change hands
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
HP13 recorded 421 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 964 sales a year before the financial crisis and 463 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 HP13
HP13 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 £390,000 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.
How HP13 trades
Among the 24 measurable districts of its area, HP13 ranks 19 by median price: towards the affordable end.
Common questions on HP13 (Downley)
Is HP13 (Downley) a good place to buy a house?
How much did a house sell for in HP13 (Downley)?
Are property prices falling in HP13 (Downley)?
What happens to HP13 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 16% over five years in cash but down 9% 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.
HP13's current homes for sale
Everything above is what homes in HP13 sold for. Turning to what is actually available: 87 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 3% above the HP13 median sold price.
21% of current listings sit under the prices comparable homes actually fetched. 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
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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
Real sold prices by size across the HP area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
HP13 ranks 3 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.
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.
Inside HP13, 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 |
|---|---|---|
| HP13 5 | £380,500 | 80 |
| HP13 6 | £395,000 | 41 |
| HP13 7 | £395,000 | 82 |
How HP13 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 (this report) | £390,000 | +16% |
| HP2 | £375,000 | +7% |
| HP11 | £360,000 | +6% |
| HP20 | £315,000 | +19% |
| HP21 | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Selling a home in HP13? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP13, open the average prices map and zoom from the HP13 shading down to the sold homes on your own street. Every recorded HP13 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HP13.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HP13. Free, with a one click sign in.
See every individual HP13 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.