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.

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.

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.