Local market reports › HP area › HP9 › HP9 1
Forty Green market report HP9 1, Beaconsfield
The HP9 1 (Forty Green) 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: 4,902 sales registered with HM Land Registry in HP9 1 (Beaconsfield) 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: 33 registered 2026 sales put the HP9 1 (Beaconsfield) median at £730,000, down 17% on five years earlier, with a mean of £867,400, and by floor area homes here have averaged about £6,660 per square metre over the last five years. Everything rests on 4,902 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
HP9 1 is a postcode sector: one group of streets inside HP9 (Beaconsfield). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where HP9 1 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.
HP9 1 sold prices: where the market stands
33 sales were registered in HP9 1 in 2026, and the middle one of them, the median, went for £730,000. The mean works out at £867,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
HP9 1 prices by floor area
Measured by floor area, the last five years of HP9 1 sales average about £6,660 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.
Against a national (England and Wales) median of £285,000, HP9 1 runs 156% above it.
HP9 1's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £730,000 | £730,000 | 33 |
| 2025 | £970,000 | £993,196 | 135 |
| 2024 | £950,000 | £1,010,045 | 128 |
| 2023 | £840,000 | £922,955 | 105 |
| 2022 | £1,050,000 | £1,231,245 | 136 |
| 2021 | £875,000 | £1,107,863 | 205 |
| 2020 | £855,000 | £1,109,380 | 125 |
| 2019 | £810,000 | £1,061,716 | 111 |
| 2018 | £758,800 | £1,011,495 | 127 |
| 2017 | £835,000 | £1,138,856 | 110 |
| 2016 | £790,600 | £1,106,057 | 130 |
| 2015 | £805,000 | £1,137,465 | 166 |
| 2014 | £650,000 | £922,139 | 195 |
| 2013 | £527,500 | £759,020 | 158 |
| 2012 | £652,700 | £960,693 | 153 |
| 2011 | £560,000 | £845,385 | 133 |
| 2010 | £556,800 | £873,206 | 144 |
| 2009 | £430,000 | £691,229 | 173 |
| 2008 | £535,000 | £876,978 | 134 |
| 2007 | £563,000 | £955,005 | 195 |
| 2006 | £500,000 | £867,936 | 189 |
| 2005 | £370,000 | £658,451 | 216 |
| 2004 | £420,000 | £762,802 | 169 |
| 2003 | £435,000 | £801,375 | 172 |
| 2002 | £350,000 | £658,522 | 200 |
| 2001 | £369,500 | £710,345 | 191 |
| 2000 | £310,000 | £608,375 | 157 |
| 1999 | £245,000 | £488,272 | 167 |
| 1998 | £232,500 | £469,318 | 128 |
| 1997 | £200,000 | £410,160 | 189 |
| 1996 | £185,500 | £391,211 | 174 |
| 1995 | £159,500 | £346,728 | 154 |
In cash terms the typical HP9 1 home went from £159,500 in 1995 to £730,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 111%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 41% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP9 1 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 2006 (+35.1% on the year before); the weakest, 2026 (−24.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What HP9 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −24.7% | −26.5% |
| 5 years (since 2021) | −3.6% | −8.0% |
| 10 years (since 2016) | −0.8% | −4.1% |
| 20 years (since 2006) | +1.9% | −0.9% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
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.
HP9 1 recorded 33 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 186 sales a year before the financial crisis and 107 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.
Reading the HP9 1 market
Only 33 sales completed here in the last twelve months of data, which makes HP9 1 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. Against the HP9 district median, HP9 1 sits 8% lower, marking it as a cheaper pocket of the district.
What tenants pay around HP9 1
For renting purposes HP9 1 sits in Buckinghamshire. The ONS average private rent there is £1,477 a month (May 2026). 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.
Against the £730,000 median purchase price, a rent of £1,477 a month (£17,724 a year) works out at a 2.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Real searches this page gets asked
A lot of searches that reach this page are full postcodes, HP9 1QL among them. A full postcode is a street segment of a dozen or so homes, below even sector level; the medians on this page are the context, and the live map shows every recorded sale at those exact addresses.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
What people ask about HP9 1 (Forty Green)
Is HP9 1 (Forty Green) a good place to buy a house?
How much did a house sell for in HP9 1 (Forty Green)?
Are property prices falling in HP9 1 (Forty Green)?
Are HP9 1 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is down 17% over five years in cash but down 34% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in HP9 right now
Turning to what is actually available: 154 homes on the market right now, from 2 agents publishing to HomesIndex.
These cover the whole HP9 district, not just HP9 1: live asking prices are collected per district.
Of everything listed here, 25% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Lakes Lane, Beaconsfield, HP9, Beaconsfield
- Wynnswick Road, Seer Green, HP9, Beaconsfield
- Howard Crescent, Beaconsfield, HP9
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 HP9 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
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%) | — | — |
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.
Five-year change in the median, HP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HP9
A few minutes' walk can separate two very different markets. Here are HP9's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP9 2 | £870,000 | 35 |
Zoom out to the full HP9 district report for the type split, monthly volumes and how HP9 compares with its neighbours.
Before you sell in HP9 1: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HP9 1, open the average prices map and zoom from the HP9 1 shading down to the sold homes on your own street. Every recorded HP9 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working HP9 1: the featured spot on this report is free for founding agents, one per district. Claim HP9 1.
Take it further
Behind the answers sits the same Land Registry record as this page, with HP9 1 already set as the subject. Free, one click sign in.
See every individual HP9 1 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.
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.