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Bushey Heath market report WD23 2, Bushey
The WD23 2 (Bushey Heath) 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: 4,320 sales registered with HM Land Registry in WD23 2 (Bushey) 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.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for WD23 2 (Bushey) is £491,500, from 50 registered sales, down 19% on five years earlier; the mean is £579,500, and by floor area homes here have averaged about £5,710 per square metre over the last five years. Behind the figures sit 4,320 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
WD23 2 is a postcode sector: one group of streets inside WD23 (Bushey). 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 WD23 2 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 WD23 2 homes really sell for
Across 50 registered 2026 sales, the typical (median) WD23 2 home went for £491,500. The mean is £579,500, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in WD23 2
A square metre of WD23 2 home has cost about £5,710 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, WD23 2 sits 72% above the national market.
WD23 2'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 | £491,500 | £491,500 | 50 |
| 2025 | £522,500 | £534,995 | 122 |
| 2024 | £478,000 | £508,212 | 107 |
| 2023 | £530,000 | £582,341 | 98 |
| 2022 | £505,000 | £592,170 | 146 |
| 2021 | £604,000 | £764,742 | 181 |
| 2020 | £445,000 | £577,397 | 121 |
| 2019 | £455,000 | £596,396 | 155 |
| 2018 | £416,200 | £554,802 | 124 |
| 2017 | £450,000 | £613,755 | 158 |
| 2016 | £427,500 | £598,077 | 110 |
| 2015 | £427,200 | £603,634 | 164 |
| 2014 | £359,000 | £509,304 | 203 |
| 2013 | £329,000 | £473,398 | 189 |
| 2012 | £278,500 | £409,917 | 90 |
| 2011 | £237,000 | £357,779 | 114 |
| 2010 | £230,000 | £360,699 | 103 |
| 2009 | £249,900 | £401,716 | 82 |
| 2008 | £293,800 | £481,600 | 118 |
| 2007 | £272,500 | £462,236 | 154 |
| 2006 | £234,500 | £407,062 | 130 |
| 2005 | £247,600 | £440,628 | 150 |
| 2004 | £221,000 | £401,379 | 121 |
| 2003 | £209,000 | £385,029 | 150 |
| 2002 | £180,000 | £338,668 | 192 |
| 2001 | £163,500 | £314,320 | 160 |
| 2000 | £133,000 | £261,013 | 117 |
| 1999 | £119,000 | £237,161 | 143 |
| 1998 | £124,500 | £251,312 | 196 |
| 1997 | £78,000 | £159,962 | 131 |
| 1996 | £82,000 | £172,934 | 108 |
| 1995 | £81,000 | £176,082 | 133 |
In cash terms the typical WD23 2 home went from £81,000 in 1995 to £491,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 179%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 36% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the WD23 2 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 1998 (+59.6% on the year before); the weakest, 2022 (−16.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What WD23 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.9% | −8.1% |
| 5 years (since 2021) | −4.0% | −8.5% |
| 10 years (since 2016) | +1.4% | −1.9% |
| 20 years (since 2006) | +3.8% | +0.9% |
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.
How many homes change hands in WD23 2
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.
Over the last twelve months of data, 50 sales completed in WD23 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 147 sales a year before the financial crisis and 105 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.
Rents around WD23 2
For renting purposes WD23 2 sits in Hertsmere. The ONS average private rent there is £1,802 a month (May 2026). Size sets most of the rent: one-beds average £1,238 a month here against £2,761 for four or more bedrooms.
Average monthly rent by size, Hertsmere
ONS Price Index of Private Rents, May 2026.
Against the £491,500 median purchase price, a rent of £1,802 a month (£21,624 a year) works out at a 4.4% 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.
The shape of the WD23 2 market
Only 50 sales completed here in the last twelve months of data, which makes WD23 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the WD23 district median, WD23 2 sits 10% lower, marking it as a cheaper pocket of the district.
Common questions on WD23 2 (Bushey Heath)
Is WD23 2 (Bushey Heath) a good place to buy a house?
How much did a house sell for in WD23 2 (Bushey Heath)?
Are property prices falling in WD23 2 (Bushey Heath)?
Where do WD23 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 19% over five years in cash but down 36% 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.
What is for sale in WD23 right now
This is what you could actually buy today: 66 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole WD23 district, not just WD23 2: live asking prices are collected per district.
Of everything listed here, 11% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 WD23 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 WD: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the WD area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £570,000 | £809,500 (+42%) | £1,120,000 (+38%) | £1,514,000 (+35%) |
| Semi-detached | £412,500 | £497,250 (+21%) | £585,000 (+18%) | £760,000 (+30%) | £975,000 (+28%) |
| Terraced | £380,000 | £425,000 (+12%) | £507,750 (+19%) | £624,750 (+23%) | £845,000 (+35%) |
| Flat | £250,000 | £355,000 (+42%) | £572,500 (+61%) | £1,000,000 (+75%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the WD area is the point: the same five years treated these districts very differently.
WD area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in WD23
A few minutes' walk can separate two very different markets. Here are WD23's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| WD23 1 | £508,000 | 43 |
| WD23 3 | £552,500 | 26 |
| WD23 4 | £680,000 | 25 |
Zoom out to the full WD23 district report for the type split, monthly volumes and how WD23 compares with its neighbours.
Thinking of selling in WD23 2? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in WD23 2, use the average prices map for a rough value: zoom from WD23 2's shading down to the sold homes on your own street. The figures above are every recorded WD23 2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working WD23 2: the featured spot on this report is free for founding agents, one per district. Claim WD23 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to WD23 2. Free after a one click sign in.
See every individual WD23 2 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.