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Watton-at-Stone market report SG14 2, Hertford
The standing SG14 2 (Watton-at-Stone) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,239 registered sales in SG14 2 (Hertford) 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 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in SG14 2 (Hertford) came in at £436,500, out of 38 registered, up 10% on five years earlier, and the mean stands at £544,900, and by floor area homes here have averaged about £5,250 per square metre over the last five years. The record behind it is 4,239 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like SG14 2 is a single group of streets within SG14 (Hertford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SG14 2 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.
SG14 2 sold prices: where the market stands
In the SG14 2 property market, the 2026 median sale price is £436,500, from 38 registered sales; the mean, the "average house price" most sites quote, is £544,900, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in SG14 2
Averaged across five years of sales, floor space in SG14 2 costs about £5,250 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 SG14 2 53% above the national figure.
A typical SG14 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £436,500 | £436,500 | 38 |
| 2025 | £445,000 | £455,641 | 122 |
| 2024 | £446,000 | £474,190 | 123 |
| 2023 | £450,000 | £494,440 | 127 |
| 2022 | £483,000 | £566,373 | 160 |
| 2021 | £397,400 | £503,160 | 164 |
| 2020 | £408,000 | £529,388 | 117 |
| 2019 | £385,000 | £504,643 | 115 |
| 2018 | £392,500 | £523,210 | 126 |
| 2017 | £352,500 | £480,775 | 102 |
| 2016 | £360,000 | £503,644 | 129 |
| 2015 | £331,200 | £467,986 | 116 |
| 2014 | £275,000 | £390,136 | 156 |
| 2013 | £244,500 | £351,811 | 110 |
| 2012 | £250,000 | £367,969 | 99 |
| 2011 | £250,000 | £377,404 | 93 |
| 2010 | £230,000 | £360,699 | 101 |
| 2009 | £201,000 | £323,109 | 89 |
| 2008 | £217,500 | £356,528 | 81 |
| 2007 | £244,000 | £413,892 | 168 |
| 2006 | £242,500 | £420,949 | 183 |
| 2005 | £217,000 | £386,173 | 177 |
| 2004 | £198,000 | £359,607 | 153 |
| 2003 | £178,500 | £328,840 | 128 |
| 2002 | £158,500 | £298,216 | 170 |
| 2001 | £129,000 | £247,996 | 176 |
| 2000 | £125,000 | £245,313 | 154 |
| 1999 | £99,200 | £197,700 | 174 |
| 1998 | £90,000 | £181,671 | 140 |
| 1997 | £76,000 | £155,861 | 169 |
| 1996 | £65,200 | £137,504 | 139 |
| 1995 | £63,500 | £138,039 | 140 |
In cash terms the typical SG14 2 home went from £63,500 in 1995 to £436,500 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 216%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SG14 2 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 2000 (+26.0% on the year before); the weakest, 2008 (−10.9%). 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 years (since 2025) | −1.9% | −4.2% |
| 5 years (since 2021) | +1.9% | −2.8% |
| 10 years (since 2016) | +1.9% | −1.4% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
How many homes change hands in SG14 2
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 register shows 38 SG14 2 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 164 sales a year before the financial crisis and 114 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.
The shape of the SG14 2 market
This is a thin market: 38 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
The rental side of SG14 2
The local authority for SG14 2 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.
Set against the £436,500 median sold price, £1,503 a month is £18,036 a year, a gross yield of 4.1%: 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.
SG14 2 (Watton-at-Stone): the questions that come up
Is SG14 2 (Watton-at-Stone) a good place to buy a house?
How much did a house sell for in SG14 2 (Watton-at-Stone)?
Are property prices falling in SG14 2 (Watton-at-Stone)?
Are SG14 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 10% over five years in cash but down 13% 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.
SG14's current homes for sale
Turning to what is actually available: 70 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole SG14 district, not just SG14 2: live asking prices are collected per district.
Of everything listed here, 27% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Hockerill, Watton At Stone, Hertford
- Gatekeepers Way, Watton At Stone, Hertford
- Barley Croft, Hertford
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 SG14 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 SG: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the SG 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 | — | £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. Where too few homes exist to say anything meaningful, the cell is 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SG14
Sector boundaries hide real price steps. The rest of SG14, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SG14 1 | £410,000 | 27 |
| SG14 3 | £537,500 | 53 |
Zoom out to the full SG14 district report for the type split, monthly volumes and how SG14 compares with its neighbours.
Before you sell in SG14 2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at SG14 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working SG14 2: the featured spot on this report is free for founding agents, one per district. Claim SG14 2.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to SG14 2. Free after a one click sign in.
See every individual SG14 2 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.
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.