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Beacon's Bottom market report HP14, High Wycombe
The standing HP14 (Beacon's Bottom) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 8,417 completed sales registered with HM Land Registry in HP14 (High Wycombe) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for HP14 (High Wycombe) is £467,500, from 95 registered sales, up 4% on five years earlier; the mean is £519,100, and by floor area homes here have averaged about £5,130 per square metre over the last five years. Behind the figures sit 8,417 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
HP14 is a postcode district covering Beacon's Bottom, Bledlow Ridge, Bolter End 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 HP14 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 HP14 prices, from the sold record
In the HP14 property market, the 2026 median sale price is £467,500, from 95 registered sales; the mean, the "average house price" most sites quote, is £519,100, sitting modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in HP14
The last five years of sales put HP14 at roughly £5,130 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 HP14 trades 64% above the country as a whole.
A typical HP14 home, priced year by year (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 | £467,500 | £467,500 | 95 |
| 2025 | £496,200 | £508,066 | 233 |
| 2024 | £495,000 | £526,287 | 222 |
| 2023 | £495,000 | £543,884 | 220 |
| 2022 | £542,500 | £636,143 | 240 |
| 2021 | £448,000 | £567,226 | 342 |
| 2020 | £407,200 | £528,350 | 246 |
| 2019 | £440,000 | £576,735 | 213 |
| 2018 | £421,800 | £562,267 | 206 |
| 2017 | £382,500 | £521,692 | 254 |
| 2016 | £379,500 | £530,924 | 262 |
| 2015 | £365,000 | £515,745 | 307 |
| 2014 | £350,500 | £497,245 | 316 |
| 2013 | £330,000 | £474,837 | 227 |
| 2012 | £287,500 | £423,164 | 176 |
| 2011 | £320,000 | £483,077 | 185 |
| 2010 | £321,200 | £503,724 | 190 |
| 2009 | £280,000 | £450,102 | 161 |
| 2008 | £290,000 | £475,371 | 168 |
| 2007 | £300,000 | £508,884 | 323 |
| 2006 | £292,000 | £506,875 | 339 |
| 2005 | £262,200 | £466,610 | 254 |
| 2004 | £265,000 | £481,292 | 325 |
| 2003 | £233,200 | £429,611 | 328 |
| 2002 | £196,000 | £368,772 | 357 |
| 2001 | £185,000 | £355,653 | 325 |
| 2000 | £166,800 | £327,345 | 294 |
| 1999 | £153,000 | £304,921 | 383 |
| 1998 | £136,200 | £274,929 | 294 |
| 1997 | £116,000 | £237,893 | 329 |
| 1996 | £103,700 | £218,699 | 332 |
| 1995 | £94,500 | £205,428 | 271 |
In cash terms the typical HP14 home went from £94,500 in 1995 to £467,500 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 27% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP14 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 2022 (+21.1% on the year before); the weakest, 2012 (−10.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 41% of the typed total. A detached home currently trades at £738,800 against £227,800 for a flat, 3.2 times the price.
Median by property type, HP14
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 | £738,800 | 36 | 3,467 |
| Semi-detached | £463,800 | 24 | 2,543 |
| Terraced | £360,000 | 23 | 1,672 |
| Flats | £227,800 | 12 | 735 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.8% | −8.0% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.4% | −0.4% |
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.
The turnover behind the prices
Sales per year, counted
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 182 HP14 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 318 sales a year before the financial crisis and 202 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 tenants pay around HP14
For renting purposes HP14 sits in Buckinghamshire. The ONS average private rent there is £1,477 a month (May 2026). 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.
£1,477 a month is £17,724 a year, which against the £467,500 median sold price makes a gross yield of 3.8%. 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.
The shape of the HP14 market
The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Asked and answered: HP14 (Beacon's Bottom)
Is HP14 (Beacon's Bottom) a good place to buy a house?
How much did a house sell for in HP14 (Beacon's Bottom)?
Are property prices falling in HP14 (Beacon's Bottom)?
What happens to HP14 prices now?
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.
What you could buy in HP14 now
Everything above is what homes in HP14 sold for. The live side of the market holds 84 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 18% above the HP14 median sold price.
32% 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.
- New Road, Stokenchurch, HP14, High Wycombe
- Main Road, Naphill, HP14, High Wycombe
- Wedgwood Drive, Hughenden Valley, HP14
"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 HP14 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: HP prices by size
Real sold prices by size across the HP area, straight 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
HP14 ranks 17 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.
Five-year change in the median, HP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside HP14, 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 |
|---|---|---|
| HP14 3 | £405,000 | 50 |
| HP14 4 | £600,000 | 45 |
How HP14 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 (this report) | £467,500 | +4% |
| HP3 | £422,500 | +4% |
| HP1 | £415,000 | +11% |
| HP18 | £408,000 | +6% |
| HP12 | £405,000 | +25% |
| HP13 | £390,000 | +16% |
| HP2 | £375,000 | +7% |
| HP11 | £360,000 | +6% |
| HP20 | £315,000 | +19% |
| HP21 | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Thinking of selling in HP14? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP14, open the average prices map and zoom from the HP14 shading down to the sold homes on your own street. Every recorded HP14 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working HP14: the featured spot on this report is free for founding agents, one per district. Claim HP14.
Dig further
Behind the answers sits the same Land Registry record as this page, with HP14 already set as the subject. Free, one click sign in.
The live map plots every individual HP14 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.