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Great Amwell market report SG12 8, Ware
The SG12 8 (Great Amwell) 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: 3,854 sales registered with HM Land Registry in SG12 8 (Ware) 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SG12 8 (Ware) home changed hands for £470,000 in 2026 (median of 28 registered sales, up 4% on five years earlier), with the mean at £482,700, and by floor area homes here have averaged about £5,310 per square metre over the last five years. Source: 3,854 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like SG12 8 is a single group of streets within SG12 (Ware), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SG12 8 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 SG12 8 homes really sell for
In the SG12 8 property market, the 2026 median sale price is £470,000, from 28 registered sales; the mean, the "average house price" most sites quote, is £482,700, sitting nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in SG12 8
Averaged across five years of sales, floor space in SG12 8 costs about £5,310 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.
England and Wales as a whole trade at a £285,000 median, leaving SG12 8 65% above the national figure.
The price of a typical SG12 8 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £470,000 | £470,000 | 28 |
| 2025 | £475,200 | £486,563 | 96 |
| 2024 | £440,000 | £467,810 | 84 |
| 2023 | £420,000 | £461,477 | 66 |
| 2022 | £425,000 | £498,361 | 99 |
| 2021 | £450,000 | £569,758 | 137 |
| 2020 | £500,500 | £649,409 | 96 |
| 2019 | £425,000 | £557,073 | 105 |
| 2018 | £392,500 | £523,210 | 91 |
| 2017 | £423,800 | £578,021 | 104 |
| 2016 | £347,500 | £486,156 | 116 |
| 2015 | £296,000 | £418,248 | 117 |
| 2014 | £267,500 | £379,495 | 122 |
| 2013 | £262,500 | £377,711 | 122 |
| 2012 | £282,500 | £415,805 | 82 |
| 2011 | £270,000 | £407,596 | 81 |
| 2010 | £315,000 | £494,001 | 88 |
| 2009 | £210,000 | £337,577 | 136 |
| 2008 | £260,000 | £426,195 | 81 |
| 2007 | £250,000 | £424,070 | 141 |
| 2006 | £215,000 | £373,213 | 145 |
| 2005 | £191,500 | £340,793 | 161 |
| 2004 | £215,000 | £390,482 | 169 |
| 2003 | £187,500 | £345,420 | 147 |
| 2002 | £170,000 | £319,854 | 147 |
| 2001 | £144,500 | £277,794 | 181 |
| 2000 | £122,500 | £240,406 | 147 |
| 1999 | £118,000 | £235,168 | 203 |
| 1998 | £85,000 | £171,579 | 163 |
| 1997 | £75,000 | £153,810 | 156 |
| 1996 | £77,000 | £162,390 | 147 |
| 1995 | £69,200 | £150,430 | 96 |
In cash terms the typical SG12 8 home went from £69,200 in 1995 to £470,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 212%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2020; the current median sits about 28% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SG12 8 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 (+50.0% on the year before); the weakest, 2009 (−19.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.1% | −3.4% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +4.0% | +1.2% |
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.
Transaction volumes
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.
SG12 8 recorded 28 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 155 sales a year before the financial crisis and 75 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.
Rents around SG12 8
The local authority for SG12 8 is East Hertfordshire, and its ONS average private rent currently stands at £1,503 a month (May 2026 figures). The spread runs from £1,064 a month for a typical one-bed to £2,406 at four-plus bedrooms, which is size doing most of the pricing.
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 £470,000 median sold price makes a gross yield of 3.8%. 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.
How SG12 8 trades
Only 28 sales completed here in the last twelve months of data, which makes SG12 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 SG12 district median, SG12 8 sits 8% higher, marking it as a dearer pocket of the district.
What people ask about SG12 8 (Great Amwell)
Are property prices falling in SG12 8 (Great Amwell)?
Is SG12 8 (Great Amwell) a good place to buy a house?
How much did a house sell for in SG12 8 (Great Amwell)?
Are SG12 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 4% over five years in cash but down 18% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in SG12 right now
This is what you could actually buy today: 83 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole SG12 district, not just SG12 8: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 SG12 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.
What another bedroom costs in SG
Real sold prices by size across the SG area, straight 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 | — | £425,000 | £562,950 (+32%) | £790,000 (+40%) | £1,107,500 (+40%) |
| Semi-detached | £315,000 | £375,000 (+19%) | £450,000 (+20%) | £582,500 (+29%) | £785,000 (+35%) |
| Terraced | £290,000 | £342,000 (+18%) | £375,000 (+10%) | £510,000 (+36%) | £715,000 (+40%) |
| Flat | £205,000 | £270,000 (+32%) | £410,000 (+52%) | — | — |
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
The spread across the SG area is the point: the same five years treated these districts very differently.
SG area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in SG12
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of SG12, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SG12 0 | £450,000 | 60 |
| SG12 7 | £430,000 | 54 |
| SG12 9 | £352,500 | 37 |
Zoom out to the full SG12 district report for the type split, monthly volumes and how SG12 compares with its neighbours.
Thinking of selling in SG12 8? 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 SG12 8, use the average prices map for a rough value: zoom from SG12 8's shading down to the sold homes on your own street. The figures above are every recorded SG12 8 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 SG12 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SG12 8. Free, with a one click sign in.
Two maps carry on from here: every SG12 8 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.