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Gaddesden Row market report HP2, Hemel Hempstead
The standing HP2 (Gaddesden Row) property market report, rebuilt from the full public record every month. The raw material for this page is 19,377 HM Land Registry entries for HP2 (Hemel Hempstead), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the middle 2026 sale in HP2 (Hemel Hempstead) came in at £377,500, out of 206 registered, up 8% on five years earlier, and the mean stands at £371,000, and by floor area homes here have averaged about £4,520 per square metre over the last five years. The record behind it is 19,377 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district HP2 covering Gaddesden Row, Piccotts End, Grovehill sits in Hemel Hempstead. 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 HP2 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 HP2 homes really sell for
The HP2 median stands at £377,500 for 2026, built from 206 registered sales; the mean, the figure usually quoted as the "average house price", is £371,000, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in HP2
By floor space, homes in HP2 have sold for about £4,520 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.
Set against the £285,000 England and Wales median, HP2 sits 32% above the national market.
A typical HP2 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £377,500 | £377,500 | 206 |
| 2025 | £382,000 | £391,135 | 469 |
| 2024 | £378,000 | £401,892 | 413 |
| 2023 | £360,000 | £395,552 | 394 |
| 2022 | £375,000 | £439,730 | 542 |
| 2021 | £350,000 | £443,145 | 682 |
| 2020 | £325,000 | £421,694 | 381 |
| 2019 | £300,000 | £393,228 | 475 |
| 2018 | £320,000 | £426,566 | 595 |
| 2017 | £316,900 | £432,220 | 540 |
| 2016 | £300,000 | £419,703 | 610 |
| 2015 | £259,000 | £365,967 | 574 |
| 2014 | £230,000 | £326,295 | 666 |
| 2013 | £205,000 | £294,975 | 587 |
| 2012 | £190,000 | £279,656 | 457 |
| 2011 | £192,000 | £289,846 | 383 |
| 2010 | £187,500 | £294,048 | 440 |
| 2009 | £170,000 | £273,276 | 408 |
| 2008 | £189,000 | £309,811 | 381 |
| 2007 | £190,000 | £322,293 | 949 |
| 2006 | £175,000 | £303,778 | 854 |
| 2005 | £166,200 | £295,769 | 632 |
| 2004 | £162,000 | £294,224 | 750 |
| 2003 | £155,000 | £285,548 | 804 |
| 2002 | £124,000 | £233,305 | 956 |
| 2001 | £109,200 | £209,931 | 848 |
| 2000 | £90,500 | £177,606 | 687 |
| 1999 | £80,000 | £159,436 | 853 |
| 1998 | £76,000 | £153,411 | 747 |
| 1997 | £65,000 | £133,302 | 775 |
| 1996 | £65,000 | £137,082 | 713 |
| 1995 | £62,700 | £136,300 | 606 |
In cash terms the typical HP2 home went from £62,700 in 1995 to £377,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 177%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 15% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HP2 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 2003 (+25.0% on the year before); the weakest, 2009 (−10.1%). 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 year (since 2025) | −1.2% | −3.5% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 6 years (since 2020) | +2.5% | −1.8% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 42% of the typed total. A detached home currently trades at £542,500 against £195,000 for a flat, 2.8 times the price.
Median by property type, HP2
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 | £542,500 | 28 | 1,867 |
| Semi-detached | £438,800 | 36 | 3,334 |
| Terraced | £390,000 | 77 | 8,148 |
| Flats | £195,000 | 65 | 6,028 |
Sales activity in HP2
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
HP2 recorded 361 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 810 sales a year before the financial crisis and 405 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market HP2 is
Among the 24 measurable districts of its area, HP2 ranks 20 by median price: towards the affordable end.
What homes rent for around HP2
For renting purposes HP2 sits in Dacorum. The ONS average private rent there is £1,579 a month (May 2026). Size sets most of the rent: one-beds average £1,087 a month here against £2,270 for four or more bedrooms.
Average monthly rent by size, Dacorum
ONS Price Index of Private Rents, May 2026.
£1,579 a month is £18,948 a year, which against the £377,500 median sold price makes a gross yield of 5.0%. 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.
Common questions on HP2 (Gaddesden Row)
Is HP2 (Gaddesden Row) a good place to buy a house?
How much did a house sell for in HP2 (Gaddesden Row)?
Are property prices falling in HP2 (Gaddesden Row)?
Will HP2 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 8% over five years in cash but down 15% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in HP2 now
Everything above is what homes in HP2 sold for. The live side of the market holds 141 homes at the moment, listed by 5 agents publishing to HomesIndex, at a typical asking price 13% above the HP2 median sold price.
HP2 registered 361 sales in the last twelve months; the 141 homes listed now would take about 5 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
12% 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.
- Alexandra Road, Hemel Hempstead
- Milton Dene, Hemel Hempstead, Hemel Hempstead
- Cuffley Court, Hemel Hempstead, Hertfordshire
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HP2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
When homes in HP2 change hands
Take the 2,500 HP2 sales dated 2021 to 2025 and sort them by month: March completions lead with 10.8% of the total, April trails with 6.4%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 186 | 7.4% |
| February | 214 | 8.6% |
| March | 271 | 10.8% |
| April | 160 | 6.4% |
| May | 165 | 6.6% |
| June | 242 | 9.7% |
| July | 198 | 7.9% |
| August | 219 | 8.8% |
| September | 251 | 10.0% |
| October | 224 | 9.0% |
| November | 176 | 7.0% |
| December | 194 | 7.8% |
Bedroom by bedroom: HP prices by size
What homes of each size actually sold for across the HP area, from the Land Registry record. 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 | £428,000 | £476,000 (+11%) | £560,000 (+18%) | £718,250 (+28%) | £985,000 (+37%) |
| Semi-detached | £325,000 | £389,500 (+20%) | £450,000 (+16%) | £555,000 (+23%) | £730,000 (+32%) |
| Terraced | £250,000 | £335,000 (+34%) | £400,000 (+19%) | £515,000 (+29%) | £675,000 (+31%) |
| Flat | £195,000 | £257,750 (+32%) | £350,000 (+36%) | £505,000 (+44%) | £575,000 (+14%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HP2 ranks 12 of 24 in the HP 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.
HP 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 HP2, 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.
How HP2 compares nearby
Same city, different markets. The neighbouring districts of the HP area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HP9 | £805,000 | -8% |
| HP8 | £730,000 | -8% |
| HP6 | £725,000 | +7% |
| HP4 | £677,500 | +7% |
| HP7 | £670,000 | +6% |
| HP16 | £592,500 | +0% |
| HP10 | £555,000 | +10% |
| HP17 | £548,800 | +14% |
| HP15 | £535,000 | +11% |
| HP27 | £520,000 | +4% |
| HP5 | £490,000 | +17% |
| HP22 | £485,000 | +11% |
| HP23 | £471,000 | -10% |
| HP14 | £460,000 | +3% |
| HP3 | £430,000 | +6% |
| HP1 | £420,000 | +12% |
| HP18 | £403,800 | +5% |
| HP12 | £390,000 | +20% |
| HP13 | £385,000 | +14% |
| HP2 (this report) | £377,500 | +8% |
| HP11 | £345,000 | +1% |
| HP21 | £318,000 | +9% |
| HP19 | £315,000 | +15% |
| HP20 | £310,000 | +17% |
Selling in HP2? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in HP2, use the average prices map for a rough value: zoom from HP2's shading down to the sold homes on your own street. The figures above are every recorded HP2 sale; agents price with this same Land Registry record, and now you have it too.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to HP2. Free after a one click sign in.
The live map plots every individual HP2 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.