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Henlow Camp market report SG16 6, Henlow
The SG16 6 (Henlow Camp) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,946 registered sales in SG16 6 (Henlow) 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for SG16 6 (Henlow) is £371,200, from 46 registered sales, up 0% on five years earlier; the mean is £397,100, and by floor area homes here have averaged about £4,200 per square metre over the last five years. Behind the figures sit 3,946 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
SG16 6 is a postcode sector: one group of streets inside SG16 (Henlow). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where SG16 6 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 a home in SG16 6 sells for
In the SG16 6 property market, the 2026 median sale price is £371,200, from 46 registered sales; the mean, the "average house price" most sites quote, is £397,100, sitting modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in SG16 6
Measured by floor area, the last five years of SG16 6 sales average about £4,200 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.
Against a national (England and Wales) median of £285,000, SG16 6 runs 30% above it.
SG16 6's median sold price, 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 | £371,200 | £371,200 | 46 |
| 2025 | £357,500 | £366,049 | 120 |
| 2024 | £379,500 | £403,486 | 134 |
| 2023 | £405,000 | £444,996 | 147 |
| 2022 | £407,400 | £477,723 | 231 |
| 2021 | £372,500 | £471,633 | 314 |
| 2020 | £380,000 | £493,058 | 131 |
| 2019 | £325,000 | £425,997 | 125 |
| 2018 | £322,500 | £429,899 | 82 |
| 2017 | £347,500 | £473,955 | 84 |
| 2016 | £320,000 | £447,683 | 117 |
| 2015 | £235,000 | £332,055 | 223 |
| 2014 | £272,000 | £385,880 | 128 |
| 2013 | £225,000 | £323,753 | 97 |
| 2012 | £232,000 | £341,475 | 67 |
| 2011 | £237,000 | £357,779 | 74 |
| 2010 | £230,000 | £360,699 | 95 |
| 2009 | £219,000 | £352,044 | 106 |
| 2008 | £234,000 | £383,575 | 52 |
| 2007 | £225,000 | £381,663 | 121 |
| 2006 | £224,500 | £389,703 | 164 |
| 2005 | £225,500 | £401,299 | 176 |
| 2004 | £200,000 | £363,239 | 161 |
| 2003 | £201,200 | £370,659 | 150 |
| 2002 | £153,000 | £287,868 | 155 |
| 2001 | £113,800 | £218,775 | 82 |
| 2000 | £92,500 | £181,531 | 82 |
| 1999 | £105,000 | £209,260 | 111 |
| 1998 | £78,000 | £157,449 | 74 |
| 1997 | £60,000 | £123,048 | 113 |
| 1996 | £59,200 | £124,850 | 113 |
| 1995 | £69,000 | £149,995 | 71 |
In cash terms the typical SG16 6 home went from £69,000 in 1995 to £371,200 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 147%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 25% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the SG16 6 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 2016 (+36.2% on the year before); the weakest, 1996 (−14.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.8% | +1.4% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +1.5% | −1.9% |
| 20 years (since 2006) | +2.5% | −0.2% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
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.
Over the last twelve months of data, 46 sales completed in SG16 6. Turnover has held fairly steady across the cycle: about 136 sales a year recently, against 136 a year before 2008. 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.
What homes rent for around SG16 6
The local authority for SG16 6 is Central Bedfordshire, and its ONS average private rent currently stands at £1,247 a month (May 2026 figures). A one-bed averages £862 a month here and a four-or-more-bed £2,039, so size does most of the work in setting the rent.
Average monthly rent by size, Central Bedfordshire
ONS Price Index of Private Rents, May 2026.
£1,247 a month is £14,964 a year, which against the £371,200 median sold price makes a gross yield of 4.0%. 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.
Reading the SG16 6 market
This is a thin market: 46 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.
What people ask about SG16 6 (Henlow Camp)
Are property prices falling in SG16 6 (Henlow Camp)?
Is SG16 6 (Henlow Camp) a good place to buy a house?
How much did a house sell for in SG16 6 (Henlow Camp)?
Where do SG16 6 prices go next?
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.
SG16's current homes for sale
This is what you could actually buy today: 68 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole SG16 district, not just SG16 6: live asking prices are collected per district.
45% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Upper Stondon, Henlow, Bedfordshire, Henlow
- Lower Stondon, Henlow, Bedfordshire, Henlow
- Applecroft, Lower Stondon, Henlow, Bedfordshire
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 SG16 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.
What another bedroom costs in SG
Real sold prices by size across the SG area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
Five-year change in the median, SG area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Zoom out to the full SG16 district report for the type split, monthly volumes and how SG16 compares with its neighbours.
Before you sell in SG16 6: 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 SG16 6'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 SG16 6: the featured spot on this report is free for founding agents, one per district. Claim SG16 6.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SG16 6 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SG16 6 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.