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Beacon's Bottom market report HP14 3, High Wycombe

The standing HP14 3 (Beacon's Bottom) property market report, rebuilt from the full public record every month. The raw material for this page is 5,118 HM Land Registry entries for HP14 3 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

In short: the middle 2026 sale in HP14 3 (High Wycombe) came in at £405,000, out of 50 registered, up 4% on five years earlier, and the mean stands at £419,900, and by floor area homes here have averaged about £4,910 per square metre over the last five years. The record behind it is 5,118 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.

HP14 3 is one sector of HP14 (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.

The going rate for a home in HP14 3

The 2026 median for HP14 3 is £405,000, taken from 50 registered sales. The mean, which is what most sites call the "average house price", is £419,900, nearly identical to it, meaning sales cluster closely around the typical figure.

HP14 3 prices by floor area

The last five years of sales put HP14 3 at roughly £4,910 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.

England and Wales as a whole trade at a £285,000 median, leaving HP14 3 42% above the national figure.

In cash terms the typical HP14 3 home went from £81,800 in 1995 to £405,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 128%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.

The strongest year on record here is 1999 (+21.9% on the year before); the weakest, 2020 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

What HP14 3 has returned, per year

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 HP14 3

HP14 3 recorded 50 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 200 sales a year before the financial crisis and 114 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.

How HP14 3 trades

Only 50 sales completed here in the last twelve months of data, which makes HP14 3 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Against the HP14 district median, HP14 3 sits 13% lower, marking it as a cheaper pocket of the district.

The rental side of HP14 3

The local authority for HP14 3 is Buckinghamshire, and its ONS average private rent currently stands 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.

£1,477 a month is £17,724 a year, which against the £405,000 median sold price makes a gross yield of 4.4%. 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: HP14 3 (Beacon's Bottom)

Where do HP14 3 prices go next?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 4% over five years in cash but down 18% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

HP14's current homes for sale

The price of an extra bedroom in HP

The risers and the fallers

The spread across the HP area is the point: the same five years treated these districts very differently.

Other sectors in HP14

Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HP14, each linking to its own report:

Zoom out to the full HP14 district report for the type split, monthly volumes and how HP14 compares with its neighbours.

Thinking of selling in HP14 3? Get a rough value first

Go deeper

The AI answers from the same Land Registry data this report is built on, already scoped to HP14 3. Free after a one click sign in.

Two maps carry on from here: every HP14 3 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.