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Aston Sandford market report HP17 8, Aylesbury
The standing HP17 8 (Aston Sandford) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 5,313 sales registered with HM Land Registry in HP17 8 (Aylesbury) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in HP17 8 (Aylesbury) came in at £540,000, out of 56 registered, up 14% on five years earlier, and the mean stands at £569,600, and by floor area homes here have averaged about £4,810 per square metre over the last five years. The record behind it is 5,313 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like HP17 8 is a single group of streets within HP17 (Aylesbury), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HP17 8 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 HP17 8
Take the 56 registered 2026 sales in HP17 8 and the middle price, the median, is £540,000. The mean lands at £569,600, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in HP17 8
By floor space, homes in HP17 8 have sold for about £4,810 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.
Set against the £285,000 England and Wales median, HP17 8 sits 89% above the national market.
HP17 8's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £540,000 | £540,000 | 56 |
| 2025 | £507,000 | £519,124 | 201 |
| 2024 | £530,000 | £563,499 | 148 |
| 2023 | £532,500 | £585,087 | 170 |
| 2022 | £497,500 | £583,376 | 236 |
| 2021 | £475,000 | £601,411 | 307 |
| 2020 | £485,000 | £629,298 | 190 |
| 2019 | £493,800 | £647,254 | 176 |
| 2018 | £500,000 | £666,509 | 171 |
| 2017 | £460,000 | £627,394 | 117 |
| 2016 | £405,000 | £566,599 | 151 |
| 2015 | £425,000 | £600,525 | 152 |
| 2014 | £422,000 | £598,681 | 173 |
| 2013 | £365,000 | £525,199 | 144 |
| 2012 | £318,000 | £468,056 | 137 |
| 2011 | £298,000 | £449,865 | 106 |
| 2010 | £350,000 | £548,890 | 137 |
| 2009 | £280,000 | £450,102 | 109 |
| 2008 | £280,000 | £458,979 | 79 |
| 2007 | £315,400 | £535,006 | 154 |
| 2006 | £300,000 | £520,762 | 218 |
| 2005 | £250,000 | £444,899 | 151 |
| 2004 | £263,200 | £478,023 | 138 |
| 2003 | £241,200 | £444,349 | 140 |
| 2002 | £235,000 | £442,150 | 204 |
| 2001 | £200,000 | £384,490 | 226 |
| 2000 | £180,000 | £353,250 | 171 |
| 1999 | £139,500 | £278,016 | 188 |
| 1998 | £138,800 | £280,178 | 220 |
| 1997 | £135,000 | £276,858 | 254 |
| 1996 | £98,500 | £207,732 | 145 |
| 1995 | £110,000 | £239,123 | 144 |
In cash terms the typical HP17 8 home went from £110,000 in 1995 to £540,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 126%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP17 8 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 1997 (+37.1% on the year before); the weakest, 2011 (−14.9%). 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) | +6.5% | +4.0% |
| 5 years (since 2021) | +2.6% | −2.1% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +3.0% | +0.2% |
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 HP17 8
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
HP17 8 recorded 56 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 162 sales a year recently, against 175 a year before 2008. 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 HP17 8
The local authority for HP17 8 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.
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 £540,000 median sold price makes a gross yield of 3.3%. 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.
How HP17 8 trades
Only 56 sales completed here in the last twelve months of data, which makes HP17 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: HP17 8 (Aston Sandford)
How much did a house sell for in HP17 8 (Aston Sandford)?
Are property prices falling in HP17 8 (Aston Sandford)?
Is HP17 8 (Aston Sandford) a good place to buy a house?
Where do HP17 8 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 14% over five years in cash but down 10% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in HP17 now
This is what you could actually buy today: 112 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole HP17 district, not just HP17 8: live asking prices are collected per district.
22% 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.
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 HP17 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in HP
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%) | — | — |
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. 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.
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.
Other sectors in HP17
A few minutes' walk can separate two very different markets. Here are HP17's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP17 0 | £1,055,000 | 4 |
| HP17 9 | £595,000 | 2 |
Zoom out to the full HP17 district report for the type split, monthly volumes and how HP17 compares with its neighbours.
Thinking of selling in HP17 8? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP17 8, use the average prices map for a rough value: zoom from HP17 8's shading down to the sold homes on your own street. The figures above are every recorded HP17 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP17 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with HP17 8 already set as the subject. Free, one click sign in.
The live map plots every individual HP17 8 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.