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Great Amwell market report SG12, Ware
The SG12 (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: 19,077 sales registered with HM Land Registry in SG12 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical SG12 (Ware) home changed hands for £435,000 in 2026 (median of 179 registered sales, up 12% on five years earlier), with the mean at £464,300, and by floor area homes here have averaged about £5,180 per square metre over the last five years. Source: 19,077 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
SG12 is a postcode district covering Ware, Great Amwell, Stanstead Abbotts in Ware. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SG12 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 SG12
The SG12 median stands at £435,000 for 2026, built from 179 registered sales; the mean, the figure usually quoted as the "average house price", is £464,300, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in SG12
Measured by floor area, the last five years of SG12 sales average about £5,180 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, SG12 sits 53% above the national market.
A typical SG12 home, priced year by year (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 | £435,000 | £435,000 | 179 |
| 2025 | £440,000 | £450,522 | 504 |
| 2024 | £415,000 | £441,230 | 434 |
| 2023 | £400,000 | £439,502 | 351 |
| 2022 | £406,200 | £476,316 | 524 |
| 2021 | £390,000 | £493,790 | 697 |
| 2020 | £399,000 | £517,711 | 426 |
| 2019 | £392,800 | £514,867 | 440 |
| 2018 | £365,000 | £486,552 | 529 |
| 2017 | £355,000 | £484,184 | 517 |
| 2016 | £341,200 | £477,342 | 570 |
| 2015 | £305,000 | £430,965 | 634 |
| 2014 | £274,500 | £389,426 | 648 |
| 2013 | £250,000 | £359,725 | 607 |
| 2012 | £238,500 | £351,042 | 449 |
| 2011 | £242,200 | £365,629 | 404 |
| 2010 | £239,000 | £374,814 | 449 |
| 2009 | £222,500 | £357,671 | 459 |
| 2008 | £238,000 | £390,132 | 371 |
| 2007 | £230,000 | £390,144 | 861 |
| 2006 | £208,500 | £361,929 | 914 |
| 2005 | £200,000 | £355,919 | 638 |
| 2004 | £196,000 | £355,974 | 697 |
| 2003 | £180,000 | £331,604 | 708 |
| 2002 | £162,800 | £306,307 | 854 |
| 2001 | £134,700 | £258,954 | 899 |
| 2000 | £113,500 | £222,744 | 679 |
| 1999 | £96,000 | £191,323 | 861 |
| 1998 | £87,000 | £175,616 | 748 |
| 1997 | £78,000 | £159,962 | 809 |
| 1996 | £71,600 | £151,001 | 727 |
| 1995 | £69,700 | £151,517 | 490 |
In cash terms the typical SG12 home went from £69,700 in 1995 to £435,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 187%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 16% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SG12 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 2002 (+20.9% on the year before); the weakest, 2009 (−6.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 34% of the typed total. A detached home currently trades at £740,000 against £250,000 for a flat, 3.0 times the price.
Median by property type, SG12
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 | £740,000 | 19 | 2,872 |
| Semi-detached | £540,000 | 50 | 4,447 |
| Terraced | £423,000 | 59 | 5,282 |
| Flats | £250,000 | 51 | 6,476 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.1% | −3.4% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 402 SG12 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 781 sales a year before the financial crisis and 398 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 tenants pay around SG12
For renting purposes SG12 sits in East Hertfordshire. The ONS average private rent there is £1,503 a month (May 2026). A one-bed averages £1,064 a month here and a four-or-more-bed £2,406, so size does most of the work in setting the rent.
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 £435,000 median sold price makes a gross yield of 4.1%. 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: SG12 (Great Amwell)
Are property prices falling in SG12 (Great Amwell)?
Is SG12 (Great Amwell) a good place to buy a house?
How much did a house sell for in SG12 (Great Amwell)?
What happens to SG12 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 12% over five years in cash but down 12% 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.
SG12's current homes for sale
Everything above is what homes in SG12 sold for. This is what you could actually buy today: 83 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 16% below the SG12 median sold price.
18% 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.
"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 →
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.
The price of an extra bedroom in SG
The Land Registry record, split by size: what each kind of home actually sold for across the SG area. 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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SG12 ranks 5 of 19 in the SG 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.
Five-year change in the median, SG area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside SG12, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SG12 0 | £450,000 | 60 |
| SG12 7 | £430,000 | 54 |
| SG12 8 | £470,000 | 28 |
| SG12 9 | £352,500 | 37 |
How SG12 compares nearby
Same city, different markets. The neighbouring districts of the SG area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SG10 | £685,000 | +1% |
| SG4 | £480,000 | +9% |
| SG14 | £471,000 | +13% |
| SG3 | £451,000 | -4% |
| SG9 | £445,000 | +0% |
| SG12 (this report) | £435,000 | +12% |
| SG5 | £425,000 | +2% |
| SG13 | £420,800 | -2% |
| SG11 | £417,500 | -23% |
| SG17 | £415,000 | +6% |
| SG6 | £395,000 | +19% |
| SG8 | £395,000 | -1% |
| SG16 | £371,200 | +0% |
| SG18 | £366,800 | +7% |
| SG7 | £365,000 | -9% |
| SG15 | £356,500 | +14% |
| SG1 | £350,000 | +14% |
| SG2 | £350,000 | +10% |
| SG19 | £342,500 | +3% |
Thinking of selling in SG12? 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, use the average prices map for a rough value: zoom from SG12's shading down to the sold homes on your own street. The figures above are every recorded SG12 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working SG12: the featured spot on this report is free for founding agents, one per district. Claim SG12.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SG12 already set as the subject. Free, one click sign in.
See every individual SG12 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.