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Ashendon market report HP18 9, Aylesbury
The HP18 9 (Ashendon) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,776 sales recorded by HM Land Registry in HP18 9 (Aylesbury) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in HP18 9 (Aylesbury) came in at £600,000, out of 32 registered, up 2% on five years earlier, and the mean stands at £649,000, and by floor area homes here have averaged about £4,950 per square metre over the last five years. The record behind it is 3,776 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
HP18 9 is one sector of HP18 (Aylesbury): 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.
Where HP18 9 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 HP18 9 prices, from the sold record
In the HP18 9 property market, the 2026 median sale price is £600,000, from 32 registered sales; the mean, the "average house price" most sites quote, is £649,000, sitting modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in HP18 9
The last five years of sales put HP18 9 at roughly £4,950 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 HP18 9 111% above the national figure.
A typical HP18 9 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 | £600,000 | £600,000 | 32 |
| 2025 | £560,000 | £573,391 | 93 |
| 2024 | £568,800 | £604,751 | 88 |
| 2023 | £535,000 | £587,834 | 79 |
| 2022 | £660,000 | £773,925 | 135 |
| 2021 | £590,000 | £747,016 | 179 |
| 2020 | £515,000 | £668,223 | 117 |
| 2019 | £523,800 | £686,576 | 110 |
| 2018 | £447,800 | £596,926 | 90 |
| 2017 | £525,000 | £716,047 | 95 |
| 2016 | £435,000 | £608,569 | 125 |
| 2015 | £460,500 | £650,687 | 98 |
| 2014 | £387,500 | £549,736 | 133 |
| 2013 | £325,000 | £467,643 | 105 |
| 2012 | £368,000 | £541,650 | 102 |
| 2011 | £350,000 | £528,365 | 98 |
| 2010 | £350,000 | £548,890 | 92 |
| 2009 | £292,500 | £470,196 | 93 |
| 2008 | £325,000 | £532,744 | 64 |
| 2007 | £350,000 | £593,697 | 147 |
| 2006 | £300,000 | £520,762 | 197 |
| 2005 | £315,000 | £560,573 | 127 |
| 2004 | £316,500 | £574,826 | 122 |
| 2003 | £274,000 | £504,774 | 114 |
| 2002 | £250,000 | £470,373 | 150 |
| 2001 | £185,000 | £355,653 | 147 |
| 2000 | £195,000 | £382,688 | 132 |
| 1999 | £186,000 | £370,688 | 159 |
| 1998 | £138,000 | £278,563 | 123 |
| 1997 | £149,800 | £307,210 | 144 |
| 1996 | £115,500 | £243,584 | 154 |
| 1995 | £126,500 | £274,992 | 132 |
In cash terms the typical HP18 9 home went from £126,500 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 118%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 22% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP18 9 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 2002 (+35.1% on the year before); the weakest, 2023 (−18.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +7.1% | +4.6% |
| 5 years (since 2021) | +0.3% | −4.3% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Sales activity in HP18 9
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 32 HP18 9 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 142 sales a year before the financial crisis and 85 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.
Reading the HP18 9 market
Only 32 sales completed here in the last twelve months of data, which makes HP18 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Within HP18, this sector trades 47% above the district median: one of the dearer corners of its district.
What homes rent for around HP18 9
The local authority for HP18 9 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 £600,000 median sold price makes a gross yield of 3.0%. 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 HP18 9 (Ashendon)
Is HP18 9 (Ashendon) a good place to buy a house?
How much did a house sell for in HP18 9 (Ashendon)?
Are property prices falling in HP18 9 (Ashendon)?
Will HP18 9 prices rise from here?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% 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 HP18 now
Turning to what is actually available: 87 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole HP18 district, not just HP18 9: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 HP18 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.
What another bedroom costs in HP
Real sold prices by size across the HP area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
Winners and losers across the HP area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HP18
A few minutes' walk can separate two very different markets. Here are HP18's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP18 0 | £390,000 | 72 |
| HP18 1 | £395,000 | 7 |
Zoom out to the full HP18 district report for the type split, monthly volumes and how HP18 compares with its neighbours.
Selling in HP18 9? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP18 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working HP18 9: the featured spot on this report is free for founding agents, one per district. Claim HP18 9.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to HP18 9. Free after a one click sign in.
The live map plots every individual HP18 9 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.
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.