At the current pace of sales, the homes for sale in Codicote would take almost two years to find buyers. In Knebworth, the homes that sold in September agreed in under three weeks. Both villages have buyers. What differs is how long a home can expect to wait if it is not priced where those buyers are.

Knebworth has been the firmer of the two. The average sale price rose 2.0 percent over the year to £419,000, with price per square foot for houses up 3.7 percent. There are 132 homes for sale, 40 percent above the three-year average. Codicote's values have eased, with the average sale price 2.5 percent lower at £479,000. Its 205 homes for sale are 79 percent above the three-year average, and the homes that sold had typically been on the market for between nine and eleven weeks.

In a market with this much stock, time is the cost to watch. A listing that sits ages, slips down the portals and shows buyers its history. Zoopla's national research this month found that homes priced at least 20 percent above their estimated value found a buyer within 90 days only 26 percent of the time, against 41 percent for homes priced below it.

Locally, a new developer has taken on the allocated sites west of Knebworth and expects to submit a planning application this winter. The 150 home Orchard View development at Woolmer Green has opened its show home, adding new build choice close to both villages.

For sellers, plan the campaign as well as the price. Agree at the outset how the first four weeks will run and what the Marketing Review will look at, make sure the home is fully presented on launch day, and price for the buyer who is ready now.

If you are thinking about selling in Knebworth or Codicote, the Putterills Knebworth team would be pleased to arrange a free property marketing strategy consultation or valuation.