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Bedgrove market report HP21, Aylesbury
The HP21 (Bedgrove) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 20,252 sales recorded by HM Land Registry in HP21 (Aylesbury) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in HP21 (Aylesbury) sold for £315,000 in 2026, the median of 165 registered sales, up 8% on five years earlier. The mean was £345,500, and by floor area homes here have averaged about £4,220 per square metre over the last five years. The figures cover 20,252 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
HP21 is a postcode district covering Aylesbury, Bedgrove, Elm Farm in Aylesbury. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where HP21 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.
HP21 sold prices: where the market stands
The HP21 median stands at £315,000 for 2026, built from 165 registered sales; the mean, the figure usually quoted as the "average house price", is £345,500, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in HP21
The last five years of sales put HP21 at roughly £4,220 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, HP21 sits 11% above the national market.
HP21's median sold price, 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 | £315,000 | £315,000 | 165 |
| 2025 | £330,000 | £337,891 | 427 |
| 2024 | £315,000 | £334,910 | 358 |
| 2023 | £310,000 | £340,614 | 358 |
| 2022 | £330,000 | £386,963 | 500 |
| 2021 | £292,000 | £369,710 | 626 |
| 2020 | £295,000 | £382,769 | 405 |
| 2019 | £288,800 | £378,548 | 508 |
| 2018 | £272,500 | £363,248 | 583 |
| 2017 | £263,000 | £358,706 | 518 |
| 2016 | £248,000 | £346,954 | 569 |
| 2015 | £216,000 | £305,208 | 655 |
| 2014 | £195,000 | £276,642 | 615 |
| 2013 | £188,800 | £271,664 | 516 |
| 2012 | £175,000 | £257,578 | 505 |
| 2011 | £175,000 | £264,183 | 455 |
| 2010 | £170,000 | £266,604 | 484 |
| 2009 | £167,700 | £269,579 | 460 |
| 2008 | £175,000 | £286,862 | 486 |
| 2007 | £183,000 | £310,419 | 936 |
| 2006 | £165,000 | £286,419 | 837 |
| 2005 | £156,500 | £278,507 | 745 |
| 2004 | £145,000 | £263,348 | 803 |
| 2003 | £136,000 | £250,545 | 775 |
| 2002 | £123,000 | £231,423 | 923 |
| 2001 | £98,200 | £188,784 | 942 |
| 2000 | £92,800 | £182,120 | 870 |
| 1999 | £77,000 | £153,457 | 1,008 |
| 1998 | £70,500 | £142,309 | 887 |
| 1997 | £60,000 | £123,048 | 894 |
| 1996 | £60,000 | £126,537 | 779 |
| 1995 | £58,000 | £126,083 | 660 |
In cash terms the typical HP21 home went from £58,000 in 1995 to £315,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 150%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 19% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the HP21 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 (+25.3% on the year before); the weakest, 2023 (−6.1%). 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) | −4.5% | −6.8% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.3% | +0.5% |
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 terraced homes dominate the record here, 34% of the typed total. A detached home currently trades at £510,000 against £177,200 for a flat, 2.9 times the price.
Median by property type, HP21
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 | £510,000 | 23 | 2,868 |
| Semi-detached | £385,000 | 53 | 6,662 |
| Terraced | £300,000 | 57 | 6,940 |
| Flats | £177,200 | 32 | 3,782 |
Transaction volumes
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.
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, 361 sales completed in HP21. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 854 sales a year before the financial crisis and 362 a year over the last five. 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.
The shape of the HP21 market
Among the 24 measurable districts of its area, HP21 ranks 23 by median price: towards the affordable end.
Rents around HP21
The local authority for HP21 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 £315,000 median sold price makes a gross yield of 5.6%. 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.
HP21 (Bedgrove): the questions that come up
Is HP21 (Bedgrove) a good place to buy a house?
How much did a house sell for in HP21 (Bedgrove)?
Are property prices falling in HP21 (Bedgrove)?
Are HP21 prices heading up or down?
The record answers a different question than "what happens next": the median is up 8% over five years in cash but down 15% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in HP21 right now
Everything above is what homes in HP21 sold for. Turning to what is actually available: 358 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 12% above the HP21 median sold price.
Of everything listed here, 31% asks less than the sold record of comparable homes. 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 HP21 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.
Bedroom by bedroom: HP prices by size
Real sold prices by size across the HP area, straight 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%) | — | — |
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
HP21 ranks 13 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside HP21, 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 |
|---|---|---|
| HP21 7 | £330,000 | 52 |
| HP21 8 | £280,000 | 51 |
| HP21 9 | £371,200 | 62 |
How HP21 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 | £408,000 | +6% |
| HP12 | £405,000 | +25% |
| HP13 | £390,000 | +16% |
| HP2 | £375,000 | +7% |
| HP11 | £360,000 | +6% |
| HP20 | £315,000 | +19% |
| HP21 (this report) | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Selling a home in HP21? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP21, use the average prices map for a rough value: zoom from HP21's shading down to the sold homes on your own street. The figures above are every recorded HP21 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim HP21.
Go deeper
Behind the answers sits the same Land Registry record as this page, with HP21 already set as the subject. Free, one click sign in.
See every individual HP21 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.
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.