Neighbourhood · Buckinghamshire
Berryfields & Haydon Hill: house prices and how the area is changing
Official figures for the Berryfields & Haydon Hill neighbourhood of Buckinghamshire, England (ONS area Buckinghamshire 011). Headline figures assembled 29 October 2026. Postcodes HP18, HP19, HP22. Figures that read a point use the neighbourhood's centre, near HP18 0ZA.
An affluent neighbourhood, showing clear signs of gentrification
Berryfields & Haydon Hill is an affluent neighbourhood; it shows clear signs of gentrification against Buckinghamshire (5 of 19 signals rising, 1 falling). Houses here typically resell for £363,000 and flats for £216,000 (median resale prices, 2023-2025). Recorded crime is higher than across Buckinghamshire (1.1 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Aylesbury Vale Parkway, is about an 11-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 29 October 2026; source dates are shown below.
Typical house price
£363,000
Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£216,000
Median resale price of flats in the neighbourhood, 2023-2025; +12% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.27; 5 of 19 signals up, 1 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 8 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 9 small areas range from decile 3 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£68,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
1.1 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Berryfields & Haydon Hill sits in Buckinghamshire
- Typical house price: 10th lowest of 67 neighbourhoods in Buckinghamshire
- Typical flat price: 18th lowest of the 50 neighbourhoods in Buckinghamshire with enough flat sales for one
- Average household income: 32nd lowest of 67 neighbourhoods in Buckinghamshire
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 29 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Berryfields & Haydon Hill
Source: HM Land Registry Price Paid Data, held locally and checked 29 October 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
5 of 19 counted signals point towards rising affluence against Buckinghamshire, 1 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Degree-educated residents
- Recorded crime
- Household income
- Plug-in car growth
- Catching up with neighbouring areas
Falling behind the borough
- Home improvement applications
Stations and schools nearby
Nearest station
- Aylesbury Vale Parkway Railway station, about an 11-minute walk from the neighbourhood's centre (850 m in a straight line). About 1.3 trains an hour leave between 07:00 and 19:00 on a weekday: Chiltern Railways to London Marylebone (about 72 min) and Aylesbury (about 5 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Thomas Hickman School 820 m from the neighbourhood's centre. Ofsted: Good (Sep 2019). Ungraded visit Feb 2025: Improved significantly.
- Nearest state secondary school The Aylesbury Vale Academy 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2024).
Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Berryfields & Haydon Hill
What is the typical house price in Berryfields & Haydon Hill?
£363,000. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
How does Berryfields & Haydon Hill compare with the rest of Buckinghamshire?
Typical house price: 10th lowest of 67 neighbourhoods in Buckinghamshire. Typical flat price: 18th lowest of the 50 neighbourhoods in Buckinghamshire with enough flat sales for one. Average household income: 32nd lowest of 67 neighbourhoods in Buckinghamshire.
Is Berryfields & Haydon Hill an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Berryfields & Haydon Hill gentrifying?
Clear signs. Weighted balance +0.27; 5 of 19 signals up, 1 down, against the borough.
What is the nearest station to Berryfields & Haydon Hill?
Aylesbury Vale Parkway. Railway station, about an 11-minute walk from the neighbourhood's centre (850 m in a straight line). About 1.3 trains an hour leave between 07:00 and 19:00 on a weekday: Chiltern Railways to London Marylebone (about 72 min) and Aylesbury (about 5 min).
Which state schools are nearest to Berryfields & Haydon Hill?
Nearest state primary school. Thomas Hickman School. 820 m from the neighbourhood's centre. Ofsted: Good (Sep 2019). Ungraded visit Feb 2025: Improved significantly. Nearest state secondary school. The Aylesbury Vale Academy. 450 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2024).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Berryfields & Haydon Hill?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Buckinghamshire
- Gatehouse
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- Victoria Park
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- All 67 neighbourhoods in Buckinghamshire
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.