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High Wycombe Buy-to-Let Guide

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    Everything You Need to Know About High Wycombe Buy-to-Let

    High Wycombe has been identified in the past as one of the best London commuter towns. London’s current high prices are pushing high earners out of the capital to rent in the outskirts, and as working from home becomes more popular, London commuter towns have become top choices for buy-to-let investors.

    The town is located in Buckinghamshire and has rail links to the capital, allowing travel from Wycombe to London in just half an hour.

    But is High Wycombe the best option for those on the lookout for new buy-to-let opportunities in the UK?

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      Buy-to-Let Property Prices in High Wycombe

      According to Rightmove, in late 2023, the average price of a property in High Wycombe was £417,733. This is substantially more expensive than the UK average, which stood at £284,950 in November 2023, as stated by the UK House Price Index. However, it is cheaper than the House Price Index’s London average, £505,283.

      In 2023, sold prices in High Wycombe were 3% down compared to 2022 but 8% higher than in 2020. This small dip in house prices in Wycombe is unsurprising as the whole UK property market has been experiencing sluggishness this year, especially in southern regions of England. Learn more about how to get into property with the RWinvest guidebook.

      But is this set to continue? While most experts agree that the current subdued trajectory will continue into the new year, Savills predict that healthy growth will return to the UK property market in the next few years. They forecast the South East region’s mainstream capital value will grow by 16.7% in the five years leading up to 2028.

      Learn More: Discover the latest buy-to-let expenses in 2024 and the best place for UK buy-to-let with the latest RWinvest insights!

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      Buy-to-Let Rental Market in High Wycombe

      According to, the average monthly rent for a property in High Wycombe is £1,832 PCM. HomeLet Rental Index states that the average UK rent is £1,268 PCM, with the average London rent now standing at £2,127. This makes High Wycombe a pricey area compared to the UK but cheaper than London overall.

      The chronic supply-demand imbalance observed in the private rental sector in recent years continues to apply upward pressure on rents nationwide. Wycombe has also experienced rapid rental growth, and according to the BBC, the monthly rent has increased by 9.6% in the past year (January figures). Increases look set to continue as the undersupply of rental properties remains an issue.

      High Wycombe has gained a reputation as a commuter town for London workers thanks to the short journey into the capital and the attractive property offered at a more affordable price point. The area also has appeal as a scenic place to live, as it is located in the valley of the River Wye and surrounded by the Chiltern Hills.

      High Wycombe’s charms have drawn more people to the area, and its population has increased by 18% over the last decade, according to Buckinghamshire Council.

      The main campus of the Buckinghamshire New University is also located in High Wycombe, so there’s a chance to target student tenants in the area. The university is mid-sized, with a student population of nearly 15,000.

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      Buy-to-Let Investment in High Wycombe: Area Breakdown

      There are various suburbs around High Wycombe, such as Cressex, Micklefield, and Terriers.

      Areas closer to the High Wycombe Town Centre are more affordable compared to the outer villages and towns such as Amersham, Beaconsfield, and Marlow.


      Average Property Prices in Micklefield

      The average property price in this area is £367,707.

      Average Rental Yield in Micklefield

      The average rental yield in this area is 3.91%.

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        Average Property Prices in Terriers

        The average property price in this area is £356,571.

        Average Rental Yield in Terriers

        The average rental yield in this area is 3.93%.

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        High-Wycombe buildings


        Average Property Prices in Beaconsfield

        The average property price in this area is £1,190,815.

        Average Rental Yield in Beaconsfield

        The average rental yield in this area is 2.49%.

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          Average Property Prices in Amersham

          The average property price in this area is £805,428.

          Average Rental Yield in Amersham

          The average rental yield in this area is 2.58%.

          (Average property prices were taken from Rightmove in late 2023, and the gross rental yield estimates were calculated with figures from in the same period)

          What is the Best Area of High Wycombe to Invest in?

          Overall, rental yields in High Wycombe are quite low compared to other areas of the UK. A decent yield can be found in more central areas like Terriers and Micklefield, where the average property price is more affordable than the High Wycombe average.

          While there are some attractive towns and villages around and outside of High Wycombe, the property can be very expensive in some cases, making it difficult for many investors to acquire property in these areas and hard to find a good rental yield.


          Why You Should Consider a Buy-to-Let Investment in High Wycombe

          Excellent Location

          High Wycombe’s location has the dual advantages of being both convenient for travel and surrounded by natural scenery. The town is surrounded by the Chilterns Area of Outstanding Natural Beauty, sitting in the stream valley of the River Wye. To the west are attractions such as West Wycombe Park and the Hellfire Caves.

          As mentioned, High Wycombe has great transport links to London, making it a favourite of commuters. Wycombe’s train stations also provide great rail connections to Oxford, Birmingham, and Maidenhead. The town is served by the strategic road network, including the M40 and M4.


          While Buckinghamshire, on the whole, is an affluent area, some parts of High Wycombe are considered to be deprived. For this reason, High Wycombe is a key area for Buckinghamshire Council’s Regeneration Framework to bring some much-needed investment into the area. Apart from property investment in Birmingham and property investment in Leeds High Wycombe is becoming another hot spot for property investors.

          For example, Buckinghamshire Council plans to repurpose the House of Fraser building in Eden Shopping Centre and revamp other underutilised areas of the town centre.

          Regeneration can make an area more appealing to property investors by positively affecting capital value appreciation, rental growth, and rental demand.

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            Construction site

            High Wycombe New-Builds

            The imbalance between supply and demand across the UK has increased demand for new homes. In 2023, Buckinghamshire Council sold unused land at Horns Lane High Wycombe to deliver 50 new-build properties to address the urgent need for new, affordable housing within the county.

            New-build properties usually see higher prices than most residential properties, but an advantage is that there are lower maintenance costs for landlords – owing to the property being freshly built. Following more eco-conscious trends, these developments are also likely to include the latest eco-technology (such as solar panels and air-source heat pumps), which can dramatically reduce energy bills for tenants and landlords.

            Considering the ongoing cost-of-living crisis and increased eco-awareness, investing in a new-build property could be one of the best strategies to consider in 2024.

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            Off-Plan Property

            Off-Plan Property in High Wycombe

            One way to offset the high price of new-build properties is to invest in off-plan property.

            This involves purchasing a property whilst it is still in the early stages of development and can often be bought at a price below market levels. Off-plan investors can also use a payment plan to spread out costs, which may be more appealing to those seeking a more affordable investment.

            Read More: Want to know more about this strategy? Explore off-plan property in Hastings with our updated buy-to-let guide!

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              How Does High Wycombe Compare to Other UK Regions When It Comes to Buy-to-Let?

              High Wycombe has an attractive property market in a scenic location, with proven demand from affluent renters who work in London. Although the house prices are cheaper than buy-to-let in London, acquiring a property in High Wycombe can still be expensive for most investors. Other commuter towns have cheaper properties, such as Swindon (average price of £273,558 according to Rightmove) or Luton (£317,903).

              Moving away from London commuter areas, if you’re looking for an investment with a lower financial barrier to entry, it’s worth looking up North. Many major cities in the North of England have affordable property that is significantly lower than the UK average. As the property prices are higher in High Wycombe, finding a good rental yield is difficult. According to Zoopla, the average gross yield on a buy-to-let property in Liverpool is 7.21%, and Rightmove’s average property price for Liverpool is £211,856.

              In the next few years, the South East is predicted to see slower capital value growth compared to other regions. Property expert Savills predicts that the South East will see a 16.7% increase over the next five years, whilst other areas like the North West are expected to see higher increases of 20.2% in the same period. Read more in our Property investment guide for 2024.

              Further Reading: Take a look at our guide to UK real estate investment for the latest projections for the rest of the UK rental market!

              Best Places to Invest in 2024 Guide

              Discover the hottest UK locations for buy to let investment in 2024.

                Want to Invest in High Wycombe in 2024?

                For those interested in London commuter towns, the High Wycombe area is certainly worth considering. It’s not the most affordable option, but some benefits may put it ahead of others in the eyes of some buy-to-let investors.

                However, compared to other regions of the UK, such as the North West, High Wycombe may not be the most lucrative and sometimes safe investment option for buy-to-let investors. For those wondering how to build a property portfolio, major cities like Liverpool and Manchester have lower property prices, higher rental yields, and better potential for healthy rental yields.

                See some of our latest area guides for more on the UK property market:

                Map of High Wycombe

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                Jessica Ferris

                Jessica is a property content writer at RWinvest. Keeping a close eye on the UK property market, Jessica helps our readers stay informed and up to date on the latest market news and statistics.


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