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Ashendon market report HP18, Aylesbury
The HP18 (Ashendon) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 10,196 sales registered with HM Land Registry in HP18 (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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 111 registered 2026 sales put the HP18 (Aylesbury) median at £408,000, up 6% on five years earlier, with a mean of £484,000, and by floor area homes here have averaged about £4,350 per square metre over the last five years. Everything rests on 10,196 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HP18 is the postcode district covering Ashendon, Berryfields, Boarstall 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 HP18 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 prices, from the sold record
111 sales were registered in HP18 in 2026, and the middle one of them, the median, went for £408,000. The mean works out at £484,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in HP18
The last five years of sales put HP18 at roughly £4,350 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.
The national median for England and Wales is £285,000, which puts HP18 43% above the country at large.
HP18's median sold price, 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 | £408,000 | £408,000 | 111 |
| 2025 | £400,000 | £409,565 | 281 |
| 2024 | £392,500 | £417,308 | 269 |
| 2023 | £405,000 | £444,996 | 269 |
| 2022 | £407,500 | £477,840 | 495 |
| 2021 | £385,000 | £487,460 | 575 |
| 2020 | £365,000 | £473,595 | 388 |
| 2019 | £335,000 | £439,105 | 525 |
| 2018 | £336,000 | £447,894 | 495 |
| 2017 | £350,000 | £477,365 | 425 |
| 2016 | £327,000 | £457,476 | 573 |
| 2015 | £295,000 | £416,835 | 574 |
| 2014 | £276,200 | £391,838 | 576 |
| 2013 | £250,000 | £359,725 | 393 |
| 2012 | £280,000 | £412,125 | 255 |
| 2011 | £275,000 | £415,144 | 211 |
| 2010 | £311,000 | £487,728 | 152 |
| 2009 | £270,000 | £434,027 | 164 |
| 2008 | £310,000 | £508,155 | 121 |
| 2007 | £317,500 | £538,568 | 251 |
| 2006 | £285,000 | £494,724 | 335 |
| 2005 | £250,000 | £444,899 | 232 |
| 2004 | £250,000 | £454,049 | 245 |
| 2003 | £239,000 | £440,296 | 235 |
| 2002 | £222,000 | £417,691 | 285 |
| 2001 | £162,500 | £312,398 | 256 |
| 2000 | £167,200 | £328,130 | 232 |
| 1999 | £142,000 | £282,999 | 310 |
| 1998 | £125,000 | £252,321 | 227 |
| 1997 | £122,000 | £250,197 | 260 |
| 1996 | £97,200 | £204,990 | 276 |
| 1995 | £107,200 | £233,036 | 200 |
In cash terms the typical HP18 home went from £107,200 in 1995 to £408,000 in 2026, roughly 3.8 times the price. Inflation explains only part of it: in today's money the rise is still about 75%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2007; the current median sits about 24% below that. Someone who bought at the 2007 peak has not yet seen that price back in real terms.
Year-on-year change in the HP18 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 (+36.6% on the year before); the weakest, 2009 (−12.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HP18 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.0% | −0.4% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +1.8% | −1.0% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 40% of the typed total. A detached home currently trades at £630,000 against £210,000 for a flat, 3.0 times the price.
Median by property type, HP18
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 | £630,000 | 38 | 4,066 |
| Semi-detached | £399,000 | 34 | 3,319 |
| Terraced | £362,500 | 26 | 1,996 |
| Flats | £210,000 | 13 | 807 |
Sales activity in HP18
How many homes change hands
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 last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 220 sales completed in HP18. Unusually, activity here runs above its pre-2008 level: 285 sales a year over the last five years against 259 before the financial crisis. 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.
Rents around HP18
HP18 falls under Buckinghamshire, where the ONS puts the average private rent at £1,477 a month (May 2026 figures). The spread runs from £1,036 a month for a typical one-bed to £2,364 at four-plus bedrooms, which is size doing most of the pricing.
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 £408,000 median sold price makes a gross yield of 4.3%. 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.
What people ask about HP18 (Ashendon)
How much did a house sell for in HP18 (Ashendon)?
Are property prices falling in HP18 (Ashendon)?
Is HP18 (Ashendon) a good place to buy a house?
Where do HP18 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 6% over five years in cash but down 16% 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 HP18 now
Everything above is what homes in HP18 sold for. The live side of the market holds 87 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 8% below the HP18 median sold price.
26% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 HP18 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.
What another bedroom costs in HP
The Land Registry record, split by size: what each kind of home actually sold for across the HP area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
HP18 ranks 15 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.
Winners and losers across the HP area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside HP18, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP18 0 | £390,000 | 72 |
| HP18 1 | £395,000 | 7 |
| HP18 9 | £600,000 | 32 |
How HP18 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 | £467,500 | +4% |
| HP3 | £422,500 | +4% |
| HP1 | £415,000 | +11% |
| HP18 (this report) | £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% |
Before you sell in HP18: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP18'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP18.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to HP18. Free after a one click sign in.
See every individual HP18 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.