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Bedgrove market report HP21 9, Aylesbury
The HP21 9 (Bedgrove) 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: 7,761 sales registered with HM Land Registry in HP21 9 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical HP21 9 (Aylesbury) home changed hands for £371,200 in 2026 (median of 62 registered sales, up 11% on five years earlier), with the mean at £368,600, and by floor area homes here have averaged about £4,450 per square metre over the last five years. Source: 7,761 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like HP21 9 is a single group of streets within HP21 (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 HP21 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.
What HP21 9 homes really sell for
The 2026 median for HP21 9 is £371,200, taken from 62 registered sales. The mean, which is what most sites call the "average house price", is £368,600, nearly identical to it, meaning sales cluster closely around the typical figure.
HP21 9 prices by floor area
Measured by floor area, the last five years of HP21 9 sales average about £4,450 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving HP21 9 30% above the national figure.
A typical HP21 9 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £371,200 | £371,200 | 62 |
| 2025 | £360,000 | £368,609 | 164 |
| 2024 | £347,500 | £369,464 | 146 |
| 2023 | £350,000 | £384,565 | 141 |
| 2022 | £345,000 | £404,552 | 200 |
| 2021 | £334,000 | £422,887 | 263 |
| 2020 | £327,500 | £424,938 | 184 |
| 2019 | £330,000 | £432,551 | 231 |
| 2018 | £315,000 | £419,901 | 269 |
| 2017 | £289,000 | £394,167 | 179 |
| 2016 | £279,000 | £390,324 | 200 |
| 2015 | £230,000 | £324,990 | 243 |
| 2014 | £220,000 | £312,108 | 255 |
| 2013 | £227,500 | £327,350 | 216 |
| 2012 | £205,000 | £301,734 | 199 |
| 2011 | £208,000 | £314,000 | 207 |
| 2010 | £200,000 | £313,651 | 182 |
| 2009 | £175,000 | £281,314 | 168 |
| 2008 | £198,800 | £325,875 | 165 |
| 2007 | £194,500 | £329,926 | 280 |
| 2006 | £170,000 | £295,098 | 305 |
| 2005 | £157,000 | £279,397 | 281 |
| 2004 | £154,500 | £280,602 | 278 |
| 2003 | £138,000 | £254,229 | 252 |
| 2002 | £129,000 | £242,712 | 331 |
| 2001 | £99,000 | £190,322 | 367 |
| 2000 | £95,000 | £186,438 | 307 |
| 1999 | £81,000 | £161,429 | 391 |
| 1998 | £73,000 | £147,356 | 368 |
| 1997 | £65,000 | £133,302 | 368 |
| 1996 | £60,000 | £126,537 | 323 |
| 1995 | £59,700 | £129,779 | 236 |
In cash terms the typical HP21 9 home went from £59,700 in 1995 to £371,200 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 186%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2019, and today's median remains roughly 14% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP21 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 (+30.3% on the year before); the weakest, 2009 (−12.0%). 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) | +3.1% | +0.7% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +4.0% | +1.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
HP21 9 recorded 62 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 300 sales a year before the financial crisis and 143 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 9
The local authority for HP21 9 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 £371,200 median sold price makes a gross yield of 4.8%. 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 9 is
Against the HP21 district median, HP21 9 sits 18% higher, marking it as a dearer pocket of the district.
HP21 9 (Bedgrove): the questions that come up
How much did a house sell for in HP21 9 (Bedgrove)?
Are property prices falling in HP21 9 (Bedgrove)?
Is HP21 9 (Bedgrove) a good place to buy a house?
Are HP21 9 prices heading up or down?
The record answers a different question than "what happens next": the median is up 11% over five years in cash but down 12% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
HP21's current homes for sale
This is what you could actually buy today: 358 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole HP21 district, not just HP21 9: live asking prices are collected per district.
31% 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" 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 HP21 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.
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. 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. 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.
HP area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HP21
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HP21, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP21 7 | £330,000 | 52 |
| HP21 8 | £280,000 | 51 |
Zoom out to the full HP21 district report for the type split, monthly volumes and how HP21 compares with its neighbours.
Selling a home in HP21 9? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP21 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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP21 9.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to HP21 9. Free after a one click sign in.
See every individual HP21 9 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.