The gap between asking and achieved looks alarming this month. Read it closely and it tells a quieter, more useful story.

The Old Town is outperforming. Homes in the Old Town are achieving around 107 percent of asking and values are up 4.5 percent on the year. Character, period streets and a strong sense of place are commanding a clear premium over the wider town.

The Knebworth & Codicote market is shifting, with more homes for sale and mixed price trends across Codicote, Knebworth and the wider East of England, creating both challenges and opportunities for movers.

It is one of the hardest moments in any home sale. The photographs are done, the house is immaculate, the listing is live, and then nothing. No calls. No viewings. Silence.