July’s Hitchin property market shows a mixed picture, with Hitchin Town, Benslow, Bearton, the Poets Estate, Walworth, Purwell and the surrounding villages all seeing rising choice for buyers and more realistic pricing from sellers.

Knebworth and Codicote are not one market. Moving between them means moving between two genuinely different price tiers, and both saw noticeably fewer completions this year.

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Within Letchworth, one estate is climbing strongly, one has barely moved, and the gap is not really about location.