Local market reports › HP area › HP17
Aston Sandford market report HP17, Aylesbury
The standing HP17 (Aston Sandford) property market report, rebuilt from the full public record every month. Everything below comes from 6,015 sales recorded by HM Land Registry in HP17 (Aylesbury) 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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 62 registered 2026 sales put the HP17 (Aylesbury) median at £552,500, up 15% on five years earlier, with a mean of £603,600, and by floor area homes here have averaged about £4,920 per square metre over the last five years. Everything rests on 6,015 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HP17 is the postcode district covering Aston Sandford, Bishopstone, Butler's Cross in Aylesbury. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where HP17 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 a home in HP17 sells for
Take the 62 registered 2026 sales in HP17 and the middle price, the median, is £552,500. The mean lands at £603,600, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in HP17
The last five years of sales put HP17 at roughly £4,920 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.
Set against the £285,000 England and Wales median, HP17 sits 94% above the national market.
A typical HP17 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £552,500 | £552,500 | 62 |
| 2025 | £527,000 | £539,602 | 234 |
| 2024 | £535,000 | £568,815 | 175 |
| 2023 | £537,100 | £590,142 | 186 |
| 2022 | £505,000 | £592,170 | 256 |
| 2021 | £480,000 | £607,742 | 328 |
| 2020 | £487,500 | £632,541 | 214 |
| 2019 | £495,000 | £648,827 | 197 |
| 2018 | £500,000 | £666,509 | 192 |
| 2017 | £465,000 | £634,213 | 130 |
| 2016 | £413,100 | £577,931 | 176 |
| 2015 | £435,000 | £614,655 | 174 |
| 2014 | £427,500 | £606,483 | 199 |
| 2013 | £365,000 | £525,199 | 165 |
| 2012 | £323,500 | £476,152 | 150 |
| 2011 | £304,000 | £458,923 | 126 |
| 2010 | £360,000 | £564,573 | 151 |
| 2009 | £292,500 | £470,196 | 118 |
| 2008 | £285,000 | £467,175 | 87 |
| 2007 | £320,000 | £542,809 | 172 |
| 2006 | £310,000 | £538,120 | 243 |
| 2005 | £270,500 | £481,381 | 181 |
| 2004 | £270,000 | £490,373 | 159 |
| 2003 | £250,000 | £460,561 | 168 |
| 2002 | £235,000 | £442,150 | 225 |
| 2001 | £206,000 | £396,024 | 254 |
| 2000 | £215,000 | £421,938 | 213 |
| 1999 | £143,000 | £284,992 | 225 |
| 1998 | £140,500 | £283,609 | 244 |
| 1997 | £136,700 | £280,344 | 274 |
| 1996 | £104,200 | £219,753 | 172 |
| 1995 | £109,000 | £236,949 | 165 |
In cash terms the typical HP17 home went from £109,000 in 1995 to £552,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 133%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2018, and today's median remains roughly 17% under it: a 2018 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP17 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 (+50.3% on the year before); the weakest, 2011 (−15.6%). 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) | +4.8% | +2.4% |
| 5 years (since 2021) | +2.9% | −1.9% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 52% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £665,000 against £210,000 for a flat, 3.2 times the price.
Median by property type, HP17
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 | £700,000 | 32 | 3,104 |
| Semi-detached | £490,000 | 19 | 1,597 |
| Terraced | £345,000 | 9 | 947 |
| Flats | £210,000 (2025) | – | 358 |
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 150 sales completed in HP17. Turnover has held fairly steady across the cycle: about 183 sales a year recently, against 202 a year before 2008. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What tenants pay around HP17
The local authority for HP17 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 £552,500 median sold price makes a gross yield of 3.2%. 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.
Common questions on HP17 (Aston Sandford)
Is HP17 (Aston Sandford) a good place to buy a house?
How much did a house sell for in HP17 (Aston Sandford)?
Are property prices falling in HP17 (Aston Sandford)?
Are HP17 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 15% 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.
What you could buy in HP17 now
Everything above is what homes in HP17 sold for. The live side of the market holds 112 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 2% below the HP17 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 HP17 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.
Moving up a bedroom in HP: the cost
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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
HP17 ranks 5 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside HP17, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP17 0 | £1,055,000 | 4 |
| HP17 8 | £540,000 | 56 |
| HP17 9 | £595,000 | 2 |
How HP17 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 (this report) | £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 | £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 HP17? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP17, open the average prices map and zoom from the HP17 shading down to the sold homes on your own street. Every recorded HP17 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP17.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HP17 already set as the subject. Free, one click sign in.
The live map plots every individual HP17 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.