HP21 house prices are built from 20,198 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 17 Jun 2026. The median price paid across the whole record is £160,000. Across the 10 years from 2016 to 2026 the median moved +28.6% in cash — but once inflation is taken out, the change in 2026 money is -7.9%.
Median price paid
£160,000
Change in cash, 2016–2026
+28.6%
Change in real terms
-7.9%
Median per m²
£2,430
HM Land Registry20,198 sales4,966 with floor areaLatest sale 17 Jun 2026
Section 01
How HP21 prices moved
The chart tracks the median HP21 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £60,000 | £133,228 |
| 2000s | 10 | £145,000 | £264,147 |
| 2010s | 10 | £195,000 | £274,950 |
| 2020s | 7 | £315,000 | £321,848 |
The highest yearly median on record for HP21 is £330,000 in 2022; the lowest is £57,975 in 1995. Across the full 32-year record the cash median has moved from £57,975 to £319,000.
In 2026 money that first median is worth £128,732, so the real change over the whole record is +147.8% — about +2.97% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +28.6% in cash against -7.9% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 23 Turnpike End | 17 Jun 2026 | Terraced | £432,000 | £432,000 |
| 15 Wendover Way | 15 Jun 2026 | Semi-detached | £535,000 | £535,000 |
| 12 Hancock Close | 15 Jun 2026 | Semi-detached | £360,000 | £360,000 |
| 12 Finmere Crescent | 11 Jun 2026 | Semi-detached | £510,000 | £510,000 |
| 3 Simmons Court | 11 Jun 2026 | Terraced | £250,000 | £250,000 |
| 38 Penrith Way | 2 Jun 2026 | Detached | £670,000 | £670,000 |
| 7 Newell Close | 2 Jun 2026 | Detached | £570,000 | £570,000 |
| 31 King Edward Avenue | 1 Jun 2026 | Detached | £850,000 | £850,000 |
| 33 Walton Court Centre | 29 May 2026 | Flat or maisonette | £210,000 | £210,000 |
| FLAT 29 BARNSHAW HOUSE Coxhill Way | 28 May 2026 | Flat or maisonette | £195,000 | £195,000 |
| 49 Paterson Road | 22 May 2026 | Semi-detached | £475,000 | £475,000 |
| 22 Kingsland Road | 22 May 2026 | Terraced | £435,000 | £435,000 |
| 77 Westmorland Avenue | 22 May 2026 | Semi-detached | £408,000 | £408,000 |
| 76B Anton Way | 21 May 2026 | Terraced | £320,000 | £320,000 |
| 7 Lupin Court | 21 May 2026 | Flat or maisonette | £250,000 | £250,000 |
| 5 Poets Chase | 21 May 2026 | Flat or maisonette | £177,000 | £177,000 |
| 3 Loosley Green | 19 May 2026 | Terraced | £385,000 | £385,000 |
| 55 Old Stoke Road | 14 May 2026 | Semi-detached | £356,000 | £356,000 |
| 1 Trafalgar Close | 13 May 2026 | Detached | £807,000 | £807,000 |
| 8 Hales Croft | 13 May 2026 | Detached | £660,000 | £660,000 |
| 21 Craigwell Avenue | 13 May 2026 | Detached | £562,500 | £562,500 |
| 2 Brahms Lane | 13 May 2026 | Detached | £442,500 | £442,500 |
| 2 Kendal Close | 6 May 2026 | Semi-detached | £400,000 | £400,000 |
| 30 Russell Avenue | 30 Apr 2026 | Semi-detached | £447,500 | £447,500 |
| 3 Dorset Place | 30 Apr 2026 | Semi-detached | £425,000 | £425,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to HP21 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 23 Turnpike End | £275,000 (2005) | £432,000 (2026) | +2.2% | -0.7% |
| 12 Hancock Close | £215,950 (2009) | £360,000 (2026) | +3.1% | +0.1% |
| 15 Wendover Way | £60,000 (1998) | £535,000 (2026) | +8.1% | +5.3% |
| 3 Simmons Court | £69,000 (1998) | £250,000 (2026) | +4.7% | +2.0% |
| 12 Finmere Crescent | £150,000 (2001) | £510,000 (2026) | +5.0% | +2.2% |
| 38 Penrith Way | £400,000 (2016) | £670,000 (2026) | +5.3% | +1.8% |
| 7 Newell Close | £120,000 (1995) | £570,000 (2026) | +5.2% | +2.5% |
| 31 King Edward Avenue | £490,000 (2013) | £850,000 (2026) | +4.3% | +1.3% |
| 33 Walton Court Centre | £186,500 (2020) | £210,000 (2026) | +2.0% | -2.3% |
| FLAT 29 BARNSHAW HOUSE Coxhill Way | £200,950 (2006) | £195,000 (2026) | -0.2% | -3.0% |
| 77 Westmorland Avenue | £84,000 (1996) | £408,000 (2026) | +5.4% | +2.7% |
| 22 Kingsland Road | £210,000 (2004) | £435,000 (2026) | +3.4% | +0.5% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. HP21 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Terraced | 6,916 | 34.2% | £150,000 | £5,000 – £725,000 |
| Semi-detached | 6,647 | 32.9% | £172,000 | £8,000 – £760,000 |
| Flat or maisonette | 3,775 | 18.7% | £123,000 | £10,000 – £335,000 |
| Detached | 2,860 | 14.2% | £282,500 | £10,000 – £1,200,000 |
Section 05
How big homes are in HP21
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 3,379 certificates cover HP21, and their median floor area is 73 m².
The median across the whole register is 76 m², so homes here are smaller than average — -3.9%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 73 m² | about 786 sq ft |
| Smaller quarter, up to | 54 m² | about 581 sq ft |
| Larger quarter, from | 90 m² | about 969 sq ft |
| Under 60 m² | 32.6% | 1,102 homes |
| 150 m² and over | 2.8% | 95 homes |
Section 06
Ownership and new build in HP21
3,932 of the sales on record are leasehold and 16,266 freehold — 19.5% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £120,000 and the median freehold sale £173,500 — a gap of +44.6%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 3,932 | 19.5% | £120,000 |
| Freehold | 16,266 | 80.5% | £173,500 |
| New build | 1,668 | 8.3% | £169,723 |
| Existing home | 18,530 | 91.7% | £159,950 |
New builds sold for more than the median existing home — +6.1%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 612 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in HP21
Every certificate carries an energy efficiency band as well as a floor area. Across Buckinghamshire, 47.8% of 262,827 certificates sit in bands A to C, and 4.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 1,146 | 0.4% |
| B | 36,297 | 13.8% |
| C | 88,289 | 33.6% |
| D | 90,049 | 34.3% |
| E | 35,486 | 13.5% |
| F | 9,381 | 3.6% |
| G | 2,179 | 0.8% |
The Office for National Statistics puts the mean private rent in Buckinghamshire at £1,476 a month as of Jun 2026 — £1,035 for a one-bedroom home and £1,603 for three bedrooms.
Against the median sale of £160,000 here, that rent is a gross yield of 11.07% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Section 08
The neighbourhood around HP21
The 2021 census counted 553,078 residents in Buckinghamshire across 220,327 households. 71.3% of those households own their home and 28.7% rent — a split the sold record cannot show, because only owners appear in it.
16 state and independent schools have a HP21 postcode: 9 primary, 6 secondary, 1 16 plus. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| The Grange School | Secondary | Foundation school | 1,418 |
| Aylesbury High School | Secondary | Academy converter | 1,368 |
| Sir Henry Floyd Grammar School | Secondary | Academy converter | 1,353 |
| Aylesbury Grammar School | Secondary | Academy converter | 1,346 |
| The Mandeville School | Secondary | Academy converter | 966 |
| William Harding School | Primary | Community school | 798 |
| Ashmead Combined School | Primary | Academy converter | 707 |
| Oak Green School | Primary | Community school | 705 |
| Bedgrove Junior School | Primary | Academy converter | 479 |
| Bedgrove Infant School | Primary | Foundation school | 449 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Aylesbury Rail Station | Rail | 1.2 km |
| Stoke Mandeville Rail Station | Rail | 2.4 km |
| Aylesbury Vale Parkway Rail Station | Rail | 4.7 km |
| Little Kimble Rail Station | Rail | 5.9 km |
Section 09
How HP21 compares
The median across the whole archive is £157,500. HP21 sits above that national figure — +1.6%.
Where an EPC floor area could be matched to the sale, the median works out at £2,430 per square metre, across 4,966 of the 20,198 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £5,000 to £1,200,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
HP21 sits in Buckinghamshire, in the South East.
The Office for National Statistics puts the median home in Buckinghamshire at 11.3 times median local earnings of £40,365 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Sectors inside HP21
The closest districts
- HP222.5 km · £325,000
- LU715.1 km · £195,000
- HP416.8 km · £320,000
- HP1517.5 km · £290,000
- HP1319.5 km · £190,000
- LU620.1 km · £182,000
- MK321.2 km · £180,000
- MK1822.2 km · £222,000
This district mostly covers Aylesbury.
Quick answers
Common questions about this data
What is the average house price in HP21?
The median price paid in HP21 across every sale on the register is £160,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in HP21?
20,198 sales are on record for HP21, the most recent completing on 17 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have HP21 house prices actually risen?
In cash, the median rose +28.6% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -7.9%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were HP21 house prices at their highest?
The highest yearly median on record is £330,000, set in 2022. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in HP21?
£2,430 per square metre, from the 4,966 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 17 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “HP21 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.