Local market reports › CM area › CM22 › CM22 7
Bishop's Stortford market report CM22 7, Bishop'S Stortford
The standing CM22 7 (Bishop's Stortford) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,021 completed sales registered with HM Land Registry in CM22 7 (Bishop'S Stortford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 14 registered 2026 sales put the CM22 7 (Bishop'S Stortford) median at £710,000, up 18% on five years earlier, with a mean of £795,200, and by floor area homes here have averaged about £4,820 per square metre over the last five years. Everything rests on 3,021 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
CM22 7 is a postcode sector: one group of streets inside CM22 (Bishop'S Stortford). 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 CM22 7 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.
CM22 7 sold prices: where the market stands
The 2026 median for CM22 7 is £710,000, taken from 14 registered sales. The mean, which is what most sites call the "average house price", is £795,200, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in CM22 7
By floor space, homes in CM22 7 have sold for about £4,820 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Against a national (England and Wales) median of £285,000, CM22 7 runs 149% above it.
The price of a typical CM22 7 home, 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 | £710,000 | £710,000 | 14 |
| 2025 | £645,000 | £660,424 | 72 |
| 2024 | £595,000 | £632,607 | 75 |
| 2023 | £590,000 | £648,266 | 59 |
| 2022 | £580,000 | £680,116 | 71 |
| 2021 | £602,500 | £762,843 | 106 |
| 2020 | £566,000 | £734,397 | 97 |
| 2019 | £537,500 | £704,534 | 83 |
| 2018 | £560,000 | £746,491 | 89 |
| 2017 | £428,200 | £584,022 | 72 |
| 2016 | £510,000 | £713,495 | 84 |
| 2015 | £470,000 | £664,110 | 95 |
| 2014 | £450,000 | £638,404 | 95 |
| 2013 | £375,000 | £539,588 | 97 |
| 2012 | £376,000 | £553,425 | 65 |
| 2011 | £375,500 | £566,861 | 72 |
| 2010 | £325,000 | £509,684 | 87 |
| 2009 | £328,800 | £528,549 | 74 |
| 2008 | £399,000 | £654,045 | 58 |
| 2007 | £365,000 | £619,142 | 107 |
| 2006 | £327,500 | £568,498 | 126 |
| 2005 | £300,800 | £535,303 | 110 |
| 2004 | £325,000 | £590,263 | 132 |
| 2003 | £299,800 | £552,304 | 126 |
| 2002 | £248,000 | £466,610 | 107 |
| 2001 | £234,500 | £450,814 | 110 |
| 2000 | £205,000 | £402,313 | 143 |
| 1999 | £170,000 | £338,801 | 130 |
| 1998 | £179,500 | £362,334 | 118 |
| 1997 | £150,000 | £307,620 | 137 |
| 1996 | £101,500 | £214,059 | 115 |
| 1995 | £99,200 | £215,646 | 95 |
In cash terms the typical CM22 7 home went from £99,200 in 1995 to £710,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 229%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 7% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM22 7 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 1997 (+47.8% on the year before); the weakest, 2009 (−17.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CM22 7 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.1% | +7.5% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +3.4% | 0.0% |
| 20 years (since 2006) | +3.9% | +1.1% |
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 CM22 7
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.
CM22 7 recorded 14 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 120 sales a year before the financial crisis and 58 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the CM22 7 market
This is a thin market: 14 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the CM22 district median, CM22 7 sits 60% higher, marking it as a dearer pocket of the district.
What homes rent for around CM22 7
CM22 7 falls under Uttlesford, where the ONS puts the average private rent at £1,283 a month (May 2026 figures). Size sets most of the rent: one-beds average £900 a month here against £2,028 for four or more bedrooms.
Average monthly rent by size, Uttlesford
ONS Price Index of Private Rents, May 2026.
£1,283 a month is £15,396 a year, which against the £710,000 median sold price makes a gross yield of 2.2%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about CM22 7 (Bishop's Stortford)
Are property prices falling in CM22 7 (Bishop's Stortford)?
Is CM22 7 (Bishop's Stortford) a good place to buy a house?
How much did a house sell for in CM22 7 (Bishop's Stortford)?
Will CM22 7 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 18% over five years in cash but down 7% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What you could buy in CM22 now
This is what you could actually buy today: 51 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole CM22 district, not just CM22 7: live asking prices are collected per district.
30% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Honey Road, Little Canfield
- Dell Lane, Little Hallingbury, Essex, Little Hallingbury
- Stortford Road, Hatfield Heath, Bishop's Stortford
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every CM22 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: CM prices by size
Real sold prices by size across the CM area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £417,500 | £550,000 (+32%) | £785,000 (+43%) | £1,137,500 (+45%) |
| Semi-detached | £325,000 | £370,000 (+14%) | £447,500 (+21%) | £575,000 (+28%) | £780,000 (+36%) |
| Terraced | £292,000 | £335,000 (+15%) | £380,000 (+13%) | £492,500 (+30%) | £700,000 (+42%) |
| Flat | £202,000 | £280,000 (+39%) | £385,000 (+38%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the CM area is the point: the same five years treated these districts very differently.
Winners and losers across the CM area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in CM22
Sector boundaries hide real price steps. The rest of CM22, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM22 6 | £425,000 | 43 |
Zoom out to the full CM22 district report for the type split, monthly volumes and how CM22 compares with its neighbours.
Selling in CM22 7? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM22 7, open the average prices map and zoom from the CM22 7 shading down to the sold homes on your own street. Every recorded CM22 7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim CM22 7.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about CM22 7. Free, with a one click sign in.
Two maps carry on from here: every CM22 7 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.