Local market reports › CM area › CM23
Bishop's Stortford market report CM23, Bishop'S Stortford
The standing CM23 (Bishop's Stortford) property market report, rebuilt from the full public record every month. Underneath every chart here sit 28,345 registered sales in CM23 (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.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical CM23 (Bishop'S Stortford) home changed hands for £422,000 in 2026 (median of 239 registered sales, up 0% on five years earlier), with the mean at £470,800, and by floor area homes here have averaged about £5,030 per square metre over the last five years. Source: 28,345 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
CM23 is the postcode district covering Bishop's Stortford, Thorley, Manuden in Bishop'S Stortford. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where CM23 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.
The going rate for a home in CM23
Across 239 registered 2026 sales, the typical (median) CM23 home went for £422,000. The mean is £470,800, a little above it, the familiar pattern where pricier homes stretch the average.
CM23 prices by floor area
Per square metre, CM23 homes have averaged around £5,030 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving CM23 48% above the national figure.
The price of a typical CM23 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 | £422,000 | £422,000 | 239 |
| 2025 | £435,000 | £445,402 | 778 |
| 2024 | £450,000 | £478,442 | 695 |
| 2023 | £455,000 | £499,934 | 701 |
| 2022 | £455,000 | £533,539 | 969 |
| 2021 | £422,500 | £534,940 | 1,003 |
| 2020 | £417,800 | £542,104 | 744 |
| 2019 | £410,000 | £537,412 | 744 |
| 2018 | £380,000 | £506,547 | 768 |
| 2017 | £364,000 | £496,459 | 625 |
| 2016 | £345,000 | £482,658 | 675 |
| 2015 | £318,000 | £449,334 | 829 |
| 2014 | £285,000 | £404,322 | 772 |
| 2013 | £250,000 | £359,725 | 761 |
| 2012 | £245,000 | £360,609 | 617 |
| 2011 | £250,000 | £377,404 | 584 |
| 2010 | £245,000 | £384,223 | 630 |
| 2009 | £207,000 | £332,754 | 671 |
| 2008 | £238,000 | £390,132 | 524 |
| 2007 | £248,000 | £420,677 | 1,023 |
| 2006 | £238,000 | £413,138 | 1,277 |
| 2005 | £223,000 | £396,850 | 1,034 |
| 2004 | £213,600 | £387,939 | 1,020 |
| 2003 | £193,000 | £355,553 | 1,030 |
| 2002 | £165,000 | £310,446 | 1,129 |
| 2001 | £145,000 | £278,755 | 1,193 |
| 2000 | £132,000 | £259,050 | 1,054 |
| 1999 | £111,700 | £222,612 | 1,346 |
| 1998 | £94,500 | £190,755 | 1,181 |
| 1997 | £88,000 | £180,470 | 1,512 |
| 1996 | £82,000 | £172,934 | 1,319 |
| 1995 | £75,000 | £163,038 | 898 |
In cash terms the typical CM23 home went from £75,000 in 1995 to £422,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 159%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2020, and today's median remains roughly 22% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the CM23 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 2010 (+18.4% on the year before); the weakest, 2009 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What CM23 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.0% | −5.3% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +2.0% | −1.3% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 32% of the typed total. A detached home currently trades at £650,000 against £248,800 for a flat, 2.6 times the price.
Median by property type, CM23
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 | £650,000 | 56 | 9,136 |
| Semi-detached | £450,000 | 81 | 6,828 |
| Terraced | £382,500 | 62 | 7,354 |
| Flats | £248,800 | 40 | 5,027 |
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
CM23 recorded 530 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,095 sales a year before the financial crisis and 676 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 CM23
The local authority for CM23 is East Hertfordshire, and its ONS average private rent currently stands at £1,503 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,064 a month here against £2,406 for four or more bedrooms.
Average monthly rent by size, East Hertfordshire
ONS Price Index of Private Rents, May 2026.
£1,503 a month is £18,036 a year, which against the £422,000 median sold price makes a gross yield of 4.3%. 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.
Asked and answered: CM23 (Bishop's Stortford)
How much did a house sell for in CM23 (Bishop's Stortford)?
Are property prices falling in CM23 (Bishop's Stortford)?
Is CM23 (Bishop's Stortford) a good place to buy a house?
What happens to CM23 prices now?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% 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.
On the market in CM23 today
Everything above is what homes in CM23 sold for. The live side of the market holds 90 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 13% above the CM23 median sold price.
39% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Havers Lane, Bishop's Stortford, Bishop's Stortford
- Goldings, Bishop's Stortford, Bishop's Stortford
- Bishop's Stortford, Hertfordshire, Hertfordshire
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 CM23 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
The Land Registry record, split by size: what each kind of home actually sold for across the CM area. 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
CM23 ranks 19 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.
Winners and losers across the CM area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside CM23, 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 |
|---|---|---|
| CM23 1 | £504,000 | 12 |
| CM23 2 | £422,000 | 57 |
| CM23 3 | £355,000 | 59 |
| CM23 4 | £465,000 | 67 |
| CM23 5 | £450,000 | 44 |
How CM23 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 | £445,000 | -8% |
| CM6 | £432,500 | +1% |
| CM23 (this report) | £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% |
Before you sell in CM23: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in CM23, use the average prices map for a rough value: zoom from CM23's shading down to the sold homes on your own street. The figures above are every recorded CM23 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working CM23: the featured spot on this report is free for founding agents, one per district. Claim CM23.
Go deeper
Behind the answers sits the same Land Registry record as this page, with CM23 already set as the subject. Free, one click sign in.
The live map plots every individual CM23 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.