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Abington Pigotts market report SG8 9, Royston
The SG8 9 (Abington Pigotts) 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: 3,674 sales registered with HM Land Registry in SG8 9 (Royston) 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: the 2026 median for SG8 9 (Royston) is £362,500, from 30 registered sales, down 5% on five years earlier; the mean is £398,800, and by floor area homes here have averaged about £4,620 per square metre over the last five years. Behind the figures sit 3,674 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like SG8 9 is a single group of streets within SG8 (Royston), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where SG8 9 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.
SG8 9 sold prices: where the market stands
In the SG8 9 property market, the 2026 median sale price is £362,500, from 30 registered sales; the mean, the "average house price" most sites quote, is £398,800, sitting modestly above it, the usual shape of a market with an expensive tail.
What a square metre costs in SG8 9
Measured by floor area, the last five years of SG8 9 sales average about £4,620 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.
The national median for England and Wales is £285,000, which puts SG8 9 27% above the country at large.
A typical SG8 9 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 | £362,500 | £362,500 | 30 |
| 2025 | £410,800 | £420,623 | 116 |
| 2024 | £400,000 | £425,282 | 127 |
| 2023 | £460,000 | £505,428 | 99 |
| 2022 | £460,000 | £539,402 | 157 |
| 2021 | £380,000 | £481,129 | 183 |
| 2020 | £367,500 | £476,839 | 85 |
| 2019 | £335,000 | £439,105 | 95 |
| 2018 | £310,000 | £413,236 | 84 |
| 2017 | £339,500 | £463,044 | 100 |
| 2016 | £337,000 | £471,466 | 114 |
| 2015 | £244,000 | £344,772 | 102 |
| 2014 | £250,000 | £354,669 | 143 |
| 2013 | £233,000 | £335,264 | 146 |
| 2012 | £230,000 | £338,531 | 90 |
| 2011 | £215,000 | £324,567 | 65 |
| 2010 | £210,000 | £329,334 | 75 |
| 2009 | £192,500 | £309,445 | 66 |
| 2008 | £217,500 | £356,528 | 62 |
| 2007 | £203,000 | £344,345 | 132 |
| 2006 | £193,800 | £336,412 | 134 |
| 2005 | £172,000 | £306,091 | 111 |
| 2004 | £191,400 | £347,620 | 165 |
| 2003 | £177,000 | £326,077 | 112 |
| 2002 | £128,000 | £240,831 | 147 |
| 2001 | £116,500 | £223,965 | 131 |
| 2000 | £111,500 | £218,819 | 120 |
| 1999 | £94,000 | £187,337 | 183 |
| 1998 | £85,000 | £171,579 | 121 |
| 1997 | £71,000 | £145,607 | 147 |
| 1996 | £66,500 | £140,246 | 141 |
| 1995 | £67,500 | £146,735 | 91 |
In cash terms the typical SG8 9 home went from £67,500 in 1995 to £362,500 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. Measured in today's money the market peaked in 2022; the current median sits about 33% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the SG8 9 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 2003 (+38.3% on the year before); the weakest, 2024 (−13.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SG8 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.8% | −13.8% |
| 5 years (since 2021) | −0.9% | −5.5% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 20 years (since 2006) | +3.2% | +0.4% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
The year-by-year sales count
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, 30 sales completed in SG8 9. Turnover has held fairly steady across the cycle: about 106 sales a year recently, against 132 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.
Rents around SG8 9
For renting purposes SG8 9 sits in North Hertfordshire. The ONS average private rent there is £1,421 a month (May 2026). The spread runs from £1,013 a month for a typical one-bed to £2,218 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, North Hertfordshire
ONS Price Index of Private Rents, May 2026.
£1,421 a month is £17,052 a year, which against the £362,500 median sold price makes a gross yield of 4.7%. 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 SG8 9 trades
Only 30 sales completed here in the last twelve months of data, which makes SG8 9 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 SG8 district median, SG8 9 sits 8% lower, marking it as a cheaper pocket of the district.
What people ask about SG8 9 (Abington Pigotts)
Are property prices falling in SG8 9 (Abington Pigotts)?
Is SG8 9 (Abington Pigotts) a good place to buy a house?
How much did a house sell for in SG8 9 (Abington Pigotts)?
Are SG8 9 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is down 5% over five years in cash but down 25% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What is for sale in SG8 right now
The live side of the market holds 183 homes at the moment, listed by 9 agents publishing to HomesIndex.
These cover the whole SG8 district, not just SG8 9: live asking prices are collected per district.
30% 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.
- Church Street, Guilden Morden, Cambridgeshire, Guilden Morden
- Litlington, Royston, Cambridgeshire, Royston
- Guilden Morden, Royston, Cambridgeshire, Royston
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 SG8 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.
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. 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%) | — | — |
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. Blank cells mean too few homes for the figure to mean anything.
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 SG8
Sector boundaries hide real price steps. The rest of SG8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SG8 0 | £550,000 | 11 |
| SG8 5 | £347,500 | 56 |
| SG8 6 | £405,000 | 43 |
| SG8 7 | £395,000 | 43 |
| SG8 8 | £527,500 | 13 |
Zoom out to the full SG8 district report for the type split, monthly volumes and how SG8 compares with its neighbours.
Selling a home in SG8 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SG8 9, open the average prices map and zoom from the SG8 9 shading down to the sold homes on your own street. Every recorded SG8 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working SG8 9: the featured spot on this report is free for founding agents, one per district. Claim SG8 9.
Go deeper
Behind the answers sits the same Land Registry record as this page, with SG8 9 already set as the subject. Free, one click sign in.
Two maps carry on from here: every SG8 9 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.