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.

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

A move often starts long before a property is officially listed. I

In Tewin, Burnham Green and Digswell, a single sale can move the average. That is not the same as the market moving.