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Bedgrove market report HP21 8, Aylesbury
The HP21 8 (Bedgrove) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 6,965 completed sales registered with HM Land Registry in HP21 8 (Aylesbury) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in HP21 8 (Aylesbury) came in at £280,000, out of 51 registered, up 8% on five years earlier, and the mean stands at £288,600, and by floor area homes here have averaged about £3,990 per square metre over the last five years. The record behind it is 6,965 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
HP21 8 is one sector of HP21 (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 HP21 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 HP21 8 homes really sell for
The HP21 8 median stands at £280,000 for 2026, built from 51 registered sales; the mean, the figure usually quoted as the "average house price", is £288,600, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in HP21 8
Averaged across five years of sales, floor space in HP21 8 costs about £3,990 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts HP21 8 2% below the country at large.
The price of a typical HP21 8 home, 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 | £280,000 | £280,000 | 51 |
| 2025 | £285,000 | £291,815 | 132 |
| 2024 | £295,000 | £313,646 | 109 |
| 2023 | £283,000 | £310,948 | 113 |
| 2022 | £300,000 | £351,784 | 151 |
| 2021 | £260,000 | £329,194 | 196 |
| 2020 | £248,000 | £321,785 | 115 |
| 2019 | £245,000 | £321,136 | 125 |
| 2018 | £243,000 | £323,924 | 173 |
| 2017 | £230,000 | £313,697 | 189 |
| 2016 | £230,000 | £321,772 | 193 |
| 2015 | £195,000 | £275,535 | 225 |
| 2014 | £176,500 | £250,396 | 195 |
| 2013 | £160,000 | £230,224 | 179 |
| 2012 | £144,000 | £211,950 | 185 |
| 2011 | £148,500 | £224,178 | 138 |
| 2010 | £150,800 | £236,493 | 140 |
| 2009 | £140,000 | £225,051 | 140 |
| 2008 | £161,500 | £264,733 | 174 |
| 2007 | £172,000 | £291,760 | 416 |
| 2006 | £152,000 | £263,853 | 314 |
| 2005 | £141,000 | £250,923 | 229 |
| 2004 | £132,000 | £239,738 | 330 |
| 2003 | £127,500 | £234,886 | 314 |
| 2002 | £110,000 | £206,964 | 362 |
| 2001 | £90,000 | £173,020 | 348 |
| 2000 | £88,000 | £172,700 | 334 |
| 1999 | £68,000 | £135,520 | 377 |
| 1998 | £63,500 | £128,179 | 275 |
| 1997 | £53,000 | £108,692 | 298 |
| 1996 | £50,000 | £105,448 | 227 |
| 1995 | £50,000 | £108,692 | 218 |
In cash terms the typical HP21 8 home went from £50,000 in 1995 to £280,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 158%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the HP21 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 2000 (+29.4% on the year before); the weakest, 2009 (−13.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.8% | −4.0% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +3.1% | +0.3% |
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 HP21 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.
The register shows 51 HP21 8 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 331 sales a year before the financial crisis and 111 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.
The rental side of HP21 8
The local authority for HP21 8 is Buckinghamshire, and its ONS average private rent currently stands at £1,477 a month (May 2026 figures). 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 £280,000 median sold price makes a gross yield of 6.3%. 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 kind of market HP21 8 is
This is a thin market: 51 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. Against the HP21 district median, HP21 8 sits 11% lower, marking it as a cheaper pocket of the district.
HP21 8 (Bedgrove): the questions that come up
Are property prices falling in HP21 8 (Bedgrove)?
Is HP21 8 (Bedgrove) a good place to buy a house?
How much did a house sell for in HP21 8 (Bedgrove)?
Where do HP21 8 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 8% over five years in cash but down 15% 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.
HP21's current homes for sale
The live side of the market holds 358 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole HP21 district, not just HP21 8: live asking prices are collected per district.
31% 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 HP21 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
What homes of each size actually sold for across the HP area, from the Land Registry record. 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%) | — | — |
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. 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.
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.
Other sectors in HP21
Sector boundaries hide real price steps. The rest of HP21, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP21 7 | £330,000 | 52 |
| HP21 9 | £371,200 | 62 |
Zoom out to the full HP21 district report for the type split, monthly volumes and how HP21 compares with its neighbours.
Before you sell in HP21 8: 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 HP21 8'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 HP21 8: the featured spot on this report is free for founding agents, one per district. Claim HP21 8.
Take it further
Behind the answers sits the same Land Registry record as this page, with HP21 8 already set as the subject. Free, one click sign in.
The live map plots every individual HP21 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.
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.