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.

Hitchin remains one of the best stocked markets on our patch, with plenty to view, but this month's figures show it is buyer conversion, not buyer choice, that is deciding results.

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

Imagine stepping out onto your balcony to watch the local cricket team play this could soon be your reality