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Beacon's Bottom market report HP14 4, High Wycombe
The HP14 4 (Beacon's Bottom) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,299 sales recorded by HM Land Registry in HP14 4 (High Wycombe) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 45 registered 2026 sales put the HP14 4 (High Wycombe) median at £600,000, up 13% on five years earlier, with a mean of £629,300, and by floor area homes here have averaged about £5,440 per square metre over the last five years. Everything rests on 3,299 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HP14 4 is a postcode sector: one group of streets inside HP14 (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 HP14 4 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 buyers actually paid in HP14 4
The 2026 median for HP14 4 is £600,000, taken from 45 registered sales. The mean, which is what most sites call the "average house price", is £629,300, nearly identical to it, meaning sales cluster closely around the typical figure.
HP14 4 prices by floor area
The last five years of sales put HP14 4 at roughly £5,440 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 4 111% above the national figure.
The price of a typical HP14 4 home, 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 | £600,000 | £600,000 | 45 |
| 2025 | £640,000 | £655,304 | 115 |
| 2024 | £565,000 | £600,711 | 79 |
| 2023 | £580,000 | £637,278 | 81 |
| 2022 | £612,500 | £718,226 | 120 |
| 2021 | £530,000 | £671,048 | 145 |
| 2020 | £530,000 | £687,686 | 86 |
| 2019 | £490,000 | £642,273 | 95 |
| 2018 | £562,500 | £749,823 | 90 |
| 2017 | £430,000 | £586,477 | 121 |
| 2016 | £414,800 | £580,309 | 106 |
| 2015 | £460,000 | £649,980 | 121 |
| 2014 | £450,000 | £638,404 | 101 |
| 2013 | £420,000 | £604,338 | 102 |
| 2012 | £427,000 | £628,491 | 61 |
| 2011 | £420,000 | £634,038 | 89 |
| 2010 | £390,000 | £611,620 | 76 |
| 2009 | £367,500 | £590,759 | 78 |
| 2008 | £391,200 | £641,259 | 74 |
| 2007 | £395,000 | £670,030 | 125 |
| 2006 | £379,200 | £658,243 | 111 |
| 2005 | £315,000 | £560,573 | 112 |
| 2004 | £335,000 | £608,425 | 122 |
| 2003 | £293,500 | £540,698 | 148 |
| 2002 | £255,000 | £479,780 | 122 |
| 2001 | £269,800 | £518,677 | 108 |
| 2000 | £226,500 | £444,506 | 98 |
| 1999 | £210,000 | £418,519 | 127 |
| 1998 | £195,000 | £393,621 | 96 |
| 1997 | £160,000 | £328,128 | 109 |
| 1996 | £143,000 | £301,581 | 121 |
| 1995 | £127,500 | £277,165 | 115 |
In cash terms the typical HP14 4 home went from £127,500 in 1995 to £600,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 116%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2018; the current median sits about 20% 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 HP14 4 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 2018 (+30.8% on the year before); the weakest, 2019 (−12.9%). 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) | −6.3% | −8.4% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +3.8% | +0.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
The turnover behind the prices
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
HP14 4 recorded 45 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 118 sales a year before the financial crisis and 88 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What homes rent for around HP14 4
The local authority for HP14 4 is Buckinghamshire, and its ONS average private rent currently stands at £1,477 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,036 a month here against £2,364 for four or more bedrooms.
Average monthly rent by size, Buckinghamshire
ONS Price Index of Private Rents, May 2026.
Against the £600,000 median purchase price, a rent of £1,477 a month (£17,724 a year) works out at a 3.0% 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.
Reading the HP14 4 market
Only 45 sales completed here in the last twelve months of data, which makes HP14 4 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 4 sits 28% higher, marking it as a dearer pocket of the district.
Common questions on HP14 4 (Beacon's Bottom)
Is HP14 4 (Beacon's Bottom) a good place to buy a house?
How much did a house sell for in HP14 4 (Beacon's Bottom)?
Are property prices falling in HP14 4 (Beacon's Bottom)?
Will HP14 4 prices rise from here?
The record answers a different question than "what happens next": the median is up 13% over five years in cash but down 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in HP14 right now
Turning to what is actually available: 84 homes on the market right now, from 8 agents publishing to HomesIndex.
These cover the whole HP14 district, not just HP14 4: live asking prices are collected per district.
32% 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.
- New Road, Stokenchurch, HP14, High Wycombe
- Main Road, Naphill, HP14, High Wycombe
- Wedgwood Drive, Hughenden Valley, HP14
"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 HP14 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. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. 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.
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 HP14
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HP14, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP14 3 | £405,000 | 50 |
Zoom out to the full HP14 district report for the type split, monthly volumes and how HP14 compares with its neighbours.
Selling in HP14 4? 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 HP14 4, use the average prices map for a rough value: zoom from HP14 4's shading down to the sold homes on your own street. The figures above are every recorded HP14 4 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim HP14 4.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HP14 4. Free, with a one click sign in.
Two maps carry on from here: every HP14 4 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.