Local market reports › HP area › HP9
Forty Green market report HP9, Beaconsfield
The standing HP9 (Forty Green) property market report, rebuilt from the full public record every month. Underneath every chart here sit 9,281 registered sales in HP9 (Beaconsfield) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical HP9 (Beaconsfield) home changed hands for £790,000 in 2026 (median of 68 registered sales, down 10% on five years earlier), with the mean at £979,100, and by floor area homes here have averaged about £6,770 per square metre over the last five years. Source: 9,281 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district HP9 covering Beaconsfield, Forty Green, Holtspur sits in Beaconsfield. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where HP9 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.
The going rate for a home in HP9
In the HP9 property market, the 2026 median sale price is £790,000, from 68 registered sales; the mean, the "average house price" most sites quote, is £979,100, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in HP9
The last five years of sales put HP9 at roughly £6,770 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 HP9 177% above the country at large.
The price of a typical HP9 home, 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 | £790,000 | £790,000 | 68 |
| 2025 | £987,500 | £1,011,114 | 260 |
| 2024 | £975,000 | £1,036,625 | 279 |
| 2023 | £910,000 | £999,868 | 239 |
| 2022 | £1,007,500 | £1,181,409 | 302 |
| 2021 | £875,000 | £1,107,863 | 373 |
| 2020 | £980,000 | £1,271,570 | 219 |
| 2019 | £879,000 | £1,152,159 | 217 |
| 2018 | £860,000 | £1,146,396 | 239 |
| 2017 | £835,000 | £1,138,856 | 229 |
| 2016 | £805,000 | £1,126,203 | 260 |
| 2015 | £825,000 | £1,165,725 | 277 |
| 2014 | £728,800 | £1,033,930 | 346 |
| 2013 | £640,000 | £920,896 | 307 |
| 2012 | £662,500 | £975,117 | 252 |
| 2011 | £603,500 | £911,053 | 250 |
| 2010 | £608,000 | £953,501 | 279 |
| 2009 | £485,000 | £779,642 | 327 |
| 2008 | £551,000 | £903,205 | 238 |
| 2007 | £565,000 | £958,397 | 359 |
| 2006 | £525,000 | £911,333 | 401 |
| 2005 | £443,600 | £789,429 | 350 |
| 2004 | £470,000 | £853,612 | 329 |
| 2003 | £462,500 | £852,037 | 304 |
| 2002 | £389,800 | £733,405 | 382 |
| 2001 | £365,000 | £701,694 | 348 |
| 2000 | £320,000 | £628,000 | 319 |
| 1999 | £266,200 | £530,523 | 344 |
| 1998 | £246,800 | £498,183 | 274 |
| 1997 | £215,000 | £440,922 | 333 |
| 1996 | £181,500 | £382,775 | 306 |
| 1995 | £170,000 | £369,554 | 271 |
In cash terms the typical HP9 home went from £170,000 in 1995 to £790,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 114%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 38% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the HP9 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 2010 (+25.4% on the year before); the weakest, 2026 (−20.0%). 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) | −20.0% | −21.9% |
| 5 years (since 2021) | −2.0% | −6.5% |
| 10 years (since 2016) | −0.2% | −3.5% |
| 20 years (since 2006) | +2.1% | −0.7% |
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, 57% of the typed total. A detached home currently trades at £1,210,000 against £390,000 for a flat, 3.1 times the price.
Median by property type, HP9
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 | £1,210,000 | 27 | 5,259 |
| Semi-detached | £740,000 | 14 | 1,674 |
| Terraced | £640,000 | 10 | 966 |
| Flats | £390,000 | 17 | 1,382 |
Sales activity in HP9
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 175 HP9 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 349 sales a year before the financial crisis and 230 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the HP9 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. By median price, HP9 presently tops its postcode area.
The rental side of HP9
HP9 falls under Buckinghamshire, where the ONS puts the average private rent 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.
Against the £790,000 median purchase price, a rent of £1,477 a month (£17,724 a year) works out at a 2.2% 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.
Asked and answered: HP9 (Forty Green)
How much did a house sell for in HP9 (Forty Green)?
Are property prices falling in HP9 (Forty Green)?
Is HP9 (Forty Green) a good place to buy a house?
Where do HP9 prices go next?
The record answers a different question than "what happens next": the median is down 10% over five years in cash but down 29% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in HP9 now
Everything above is what homes in HP9 sold for. This is what you could actually buy today: 154 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 27% above the HP9 median sold price.
Of everything listed here, 25% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Lakes Lane, Beaconsfield, HP9, Beaconsfield
- Wynnswick Road, Seer Green, HP9, Beaconsfield
- Howard Crescent, Beaconsfield, HP9
"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 HP9 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
The Land Registry record, split by size: what each kind of home actually sold for across the HP area. 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
HP9 ranks 23 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Inside HP9, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HP9 1 | £730,000 | 33 |
| HP9 2 | £870,000 | 35 |
How HP9 compares nearby
Same city, different markets. The neighbouring districts of the HP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HP9 (this report) | £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 | £315,000 | +8% |
| HP19 | £312,500 | +14% |
Thinking of selling in HP9? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HP9'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 HP9: the featured spot on this report is free for founding agents, one per district. Claim HP9.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HP9. Free, with a one click sign in.
See every individual HP9 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.