Local market reports › CM area › CM22
Bishop's Stortford market report CM22, Bishop'S Stortford
The CM22 (Bishop's Stortford) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 7,451 registered sales in CM22 (Bishop'S Stortford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in CM22 (Bishop'S Stortford) sold for £445,000 in 2026, the median of 57 registered sales, down 8% on five years earlier. The mean was £536,800, and by floor area homes here have averaged about £4,600 per square metre over the last five years. The figures cover 7,451 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The postcode district CM22 covering Bishop's Stortford, Sheering sits in Bishop'S Stortford. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where CM22 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.
What a home in CM22 sells for
The CM22 median stands at £445,000 for 2026, built from 57 registered sales; the mean, the figure usually quoted as the "average house price", is £536,800, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in CM22
Averaged across five years of sales, floor space in CM22 costs about £4,600 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, CM22 sits 56% above the national market.
CM22's median sold price, 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 | £445,000 | £445,000 | 57 |
| 2025 | £500,000 | £511,957 | 297 |
| 2024 | £525,000 | £558,183 | 298 |
| 2023 | £500,000 | £549,378 | 178 |
| 2022 | £530,000 | £621,485 | 195 |
| 2021 | £485,000 | £614,073 | 290 |
| 2020 | £470,000 | £609,835 | 207 |
| 2019 | £460,000 | £602,950 | 241 |
| 2018 | £450,000 | £599,858 | 271 |
| 2017 | £419,000 | £571,474 | 313 |
| 2016 | £385,000 | £538,619 | 301 |
| 2015 | £387,500 | £547,538 | 272 |
| 2014 | £350,000 | £496,536 | 213 |
| 2013 | £320,000 | £460,448 | 211 |
| 2012 | £312,600 | £460,108 | 154 |
| 2011 | £286,200 | £432,052 | 150 |
| 2010 | £305,000 | £478,319 | 176 |
| 2009 | £265,000 | £425,990 | 173 |
| 2008 | £368,000 | £603,230 | 127 |
| 2007 | £330,000 | £559,772 | 263 |
| 2006 | £273,000 | £473,893 | 319 |
| 2005 | £275,000 | £489,389 | 245 |
| 2004 | £270,000 | £490,373 | 280 |
| 2003 | £249,500 | £459,640 | 235 |
| 2002 | £230,000 | £432,743 | 220 |
| 2001 | £190,000 | £365,265 | 241 |
| 2000 | £173,500 | £340,494 | 237 |
| 1999 | £129,500 | £258,087 | 275 |
| 1998 | £135,000 | £272,507 | 255 |
| 1997 | £123,000 | £252,248 | 298 |
| 1996 | £91,500 | £192,969 | 257 |
| 1995 | £89,500 | £194,559 | 202 |
In cash terms the typical CM22 home went from £89,500 in 1995 to £445,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 129%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 28% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM22 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 (+34.4% on the year before); the weakest, 2009 (−28.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CM22 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.0% | −13.1% |
| 5 years (since 2021) | −1.7% | −6.2% |
| 10 years (since 2016) | +1.5% | −1.9% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 56% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £610,000 against £176,000 for a flat, 3.5 times the price.
Median by property type, CM22
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £657,500 | 22 | 4,186 |
| Semi-detached | £425,000 | 25 | 1,920 |
| Terraced | £383,800 | 10 | 1,092 |
| Flats | £176,000 (2025) | – | 243 |
Sales activity in CM22
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 165 sales completed in CM22. Turnover has held fairly steady across the cycle: about 205 sales a year recently, against 255 a year before 2008. 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 CM22
For renting purposes CM22 sits in Uttlesford. The ONS average private rent there is £1,283 a month (May 2026). 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.
Set against the £445,000 median sold price, £1,283 a month is £15,396 a year, a gross yield of 3.5%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
CM22 (Bishop's Stortford): the questions that come up
Is CM22 (Bishop's Stortford) a good place to buy a house?
How much did a house sell for in CM22 (Bishop's Stortford)?
Are property prices falling in CM22 (Bishop's Stortford)?
Will CM22 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 8% over five years in cash but down 28% 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
Everything above is what homes in CM22 sold for. The live side of the market holds 51 homes at the moment, listed by 7 agents publishing to HomesIndex, at a typical asking price 31% above the CM22 median sold price.
Of everything listed here, 30% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Honey Road, Little Canfield
- Dell Lane, Little Hallingbury, Essex, Little Hallingbury
- Stortford Road, Hatfield Heath, Bishop's Stortford
"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 CM22 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.
Moving up a bedroom in CM: the cost
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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
CM22 ranks 25 of 25 in the CM area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
CM area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside CM22, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| CM22 6 | £425,000 | 43 |
| CM22 7 | £710,000 | 14 |
How CM22 compares nearby
Same city, different markets. The neighbouring districts of the CM area, dearest first:
| District | Median | 5-year |
|---|---|---|
| CM4 | £808,200 | +26% |
| CM13 | £530,000 | +12% |
| CM16 | £527,500 | -8% |
| CM15 | £510,000 | -1% |
| CM5 | £500,000 | +4% |
| CM12 | £459,500 | -5% |
| CM11 | £455,000 | -1% |
| CM21 | £450,000 | +13% |
| CM22 (this report) | £445,000 | -8% |
| CM6 | £432,500 | +1% |
| CM23 | £422,000 | +0% |
| CM24 | £420,000 | +1% |
| CM3 | £415,000 | +0% |
| CM14 | £411,200 | +3% |
| CM77 | £402,500 | +6% |
| CM17 | £400,000 | +3% |
| CM1 | £398,000 | +8% |
| CM9 | £375,000 | +9% |
| CM2 | £370,000 | +4% |
| CM19 | £354,500 | +18% |
| CM0 | £350,000 | +0% |
| CM18 | £325,000 | +16% |
| CM20 | £325,000 | +10% |
| CM7 | £320,000 | +7% |
Thinking of selling in CM22? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in CM22, open the average prices map and zoom from the CM22 shading down to the sold homes on your own street. Every recorded CM22 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.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to CM22. Free after a one click sign in.
The live map plots every individual CM22 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.