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Henlow Camp market report SG16, Henlow
The standing SG16 (Henlow Camp) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,946 registered sales in SG16 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical SG16 (Henlow) home changed hands for £371,200 in 2026 (median of 46 registered sales, up 0% on five years earlier), with the mean at £397,100, and by floor area homes here have averaged about £4,200 per square metre over the last five years. Source: 3,946 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district SG16 covering Henlow, Henlow Camp, Lower Stondon sits in Henlow. 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 SG16 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 sells for
The SG16 median stands at £371,200 for 2026, built from 46 registered sales; the mean, the figure usually quoted as the "average house price", is £397,100, a little above it, the familiar pattern where pricier homes stretch the average.
SG16 prices by floor area
Averaged across five years of sales, floor space in SG16 costs about £4,200 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.
Against a national (England and Wales) median of £285,000, SG16 runs 30% above it.
SG16's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate 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 home went from £69,000 in 1995 to £371,200 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 147%, a genuine increase in what a home here costs. 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 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.
The long view: annualised growth
| 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% |
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 detached houses dominate the record here, 36% of the typed total. In 2024, the last year both were recorded here, a detached home traded at £595,000 against £140,000 for a flat, 4.3 times the price.
Median by property type, SG16
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 | £525,000 | 15 | 1,387 |
| Semi-detached | £380,000 | 13 | 1,125 |
| Terraced | £304,000 | 18 | 1,311 |
| Flats | £140,000 (2024) | – | 76 |
Transaction volumes
How many homes change hands
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
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 96 SG16 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 136 sales a year recently, against 136 a year before 2008. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What homes rent for around SG16
For renting purposes SG16 sits in Central Bedfordshire. The ONS average private rent there is £1,247 a month (May 2026). The spread runs from £862 a month for a typical one-bed to £2,039 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Central Bedfordshire
ONS Price Index of Private Rents, May 2026.
Against the £371,200 median purchase price, a rent of £1,247 a month (£14,964 a year) works out at a 4.0% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the SG16 market
Only 96 sales completed here in the last twelve months of data, which makes SG16 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Asked and answered: SG16 (Henlow Camp)
Are property prices falling in SG16 (Henlow Camp)?
Is SG16 (Henlow Camp) a good place to buy a house?
How much did a house sell for in SG16 (Henlow Camp)?
What happens to SG16 prices now?
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.
On the market in SG16 today
Everything above is what homes in SG16 sold for. The live side of the market holds 68 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 8% above the SG16 median sold price.
45% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Upper Stondon, Henlow, Bedfordshire, Henlow
- Lower Stondon, Henlow, Bedfordshire, Henlow
- Applecroft, Lower Stondon, Henlow, Bedfordshire
"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 SG16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in SG
What homes of each size actually sold for across the SG area, from the Land Registry record. 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%) | — | — |
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
SG16 ranks 14 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.
Winners and losers across the SG area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SG16, 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 |
|---|---|---|
| SG16 6 | £371,200 | 46 |
How SG16 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 | £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 (this report) | £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% |
Selling a home in SG16? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in SG16, use the average prices map for a rough value: zoom from SG16's shading down to the sold homes on your own street. The figures above are every recorded SG16 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 SG16.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to SG16. Free after a one click sign in.
Two maps carry on from here: every SG16 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.