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St Albans market report AL1 2
The AL1 2 (St Albans) 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: 3,166 sales registered with HM Land Registry in AL1 2 (St Albans) 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for AL1 2 (St Albans) is £596,200, from 26 registered sales, up 2% on five years earlier; the mean is £643,400, and by floor area homes here have averaged about £6,560 per square metre over the last five years. Behind the figures sit 3,166 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
AL1 2 is a postcode sector: one group of streets inside AL1 (St Albans). 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 AL1 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.
Today's AL1 2 prices, from the sold record
26 sales were registered in AL1 2 in 2026, and the middle one of them, the median, went for £596,200. The mean works out at £643,400, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in AL1 2
The last five years of sales put AL1 2 at roughly £6,560 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.
England and Wales as a whole trade at a £285,000 median, leaving AL1 2 109% above the national figure.
A typical AL1 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £596,200 | £596,200 | 26 |
| 2025 | £535,000 | £547,793 | 73 |
| 2024 | £611,200 | £649,831 | 68 |
| 2023 | £525,000 | £576,847 | 69 |
| 2022 | £575,000 | £674,253 | 84 |
| 2021 | £585,000 | £740,685 | 91 |
| 2020 | £545,000 | £707,149 | 71 |
| 2019 | £450,000 | £589,842 | 69 |
| 2018 | £468,500 | £624,519 | 84 |
| 2017 | £480,000 | £654,672 | 89 |
| 2016 | £447,500 | £626,057 | 80 |
| 2015 | £385,800 | £545,135 | 86 |
| 2014 | £375,000 | £532,003 | 94 |
| 2013 | £283,000 | £407,209 | 95 |
| 2012 | £311,000 | £457,753 | 104 |
| 2011 | £275,000 | £415,144 | 73 |
| 2010 | £265,000 | £415,588 | 76 |
| 2009 | £250,000 | £401,877 | 75 |
| 2008 | £256,000 | £419,638 | 80 |
| 2007 | £260,000 | £441,032 | 152 |
| 2006 | £250,000 | £433,968 | 143 |
| 2005 | £223,000 | £396,850 | 110 |
| 2004 | £229,500 | £416,817 | 140 |
| 2003 | £200,000 | £368,449 | 111 |
| 2002 | £192,500 | £362,187 | 189 |
| 2001 | £151,200 | £290,674 | 140 |
| 2000 | £135,800 | £266,508 | 124 |
| 1999 | £118,600 | £236,364 | 123 |
| 1998 | £103,500 | £208,922 | 140 |
| 1997 | £86,800 | £178,009 | 120 |
| 1996 | £75,000 | £158,172 | 117 |
| 1995 | £78,100 | £169,777 | 70 |
In cash terms the typical AL1 2 home went from £78,100 in 1995 to £596,200 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 251%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 20% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the AL1 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 2014 (+32.5% on the year before); the weakest, 2025 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +11.4% | +8.8% |
| 5 years (since 2021) | +0.4% | −4.2% |
| 10 years (since 2016) | +2.9% | −0.5% |
| 20 years (since 2006) | +4.4% | +1.6% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
Sales per year, counted
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, 26 sales completed in AL1 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 139 sales a year before the financial crisis and 64 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.
The rental side of AL1 2
For renting purposes AL1 2 sits in St Albans. The ONS average private rent there is £1,925 a month (May 2026). A one-bed averages £1,266 a month here and a four-or-more-bed £2,897, so size does most of the work in setting the rent.
Average monthly rent by size, St Albans
ONS Price Index of Private Rents, May 2026.
Against the £596,200 median purchase price, a rent of £1,925 a month (£23,100 a year) works out at a 3.9% 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.
Reading the AL1 2 market
Only 26 sales completed here in the last twelve months of data, which makes AL1 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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. Within AL1, this sector trades 8% above the district median: one of the dearer corners of its district.
AL1 2 (St Albans): the questions that come up
Is AL1 2 (St Albans) a good place to buy a house?
How much did a house sell for in AL1 2 (St Albans)?
Are property prices falling in AL1 2 (St Albans)?
Where do AL1 2 prices go next?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 20% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in AL1 today
The live side of the market holds 162 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole AL1 district, not just AL1 2: live asking prices are collected per district.
26% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Sandridge Road, St. Albans, AL1
- Wallingford Walk, St Albans, AL1, St Albans
- Abbots Park, St Albans, AL1, St Albans
"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 AL1 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: AL prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the AL 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 | — | £605,000 | £792,500 (+31%) | £1,160,000 (+46%) | £1,685,000 (+45%) |
| Semi-detached | £397,500 | £490,000 (+23%) | £640,000 (+31%) | £865,000 (+35%) | £1,150,000 (+33%) |
| Terraced | £375,000 | £440,000 (+17%) | £506,250 (+15%) | £739,000 (+46%) | £950,000 (+29%) |
| Flat | £250,000 | £335,000 (+34%) | £552,500 (+65%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the AL area is the point: the same five years treated these districts very differently.
Five-year change in the median, AL area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in AL1
A few minutes' walk can separate two very different markets. Here are AL1's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| AL1 1 | £495,000 | 39 |
| AL1 3 | £391,500 | 46 |
| AL1 4 | £760,000 | 51 |
| AL1 5 | £467,500 | 53 |
Zoom out to the full AL1 district report for the type split, monthly volumes and how AL1 compares with its neighbours.
Thinking of selling in AL1 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 AL1 2, use the average prices map for a rough value: zoom from AL1 2's shading down to the sold homes on your own street. The figures above are every recorded AL1 2 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim AL1 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to AL1 2. Free after a one click sign in.
See every individual AL1 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.