House prices in 'CB10 2', Saffron Walden

Price per square metre data and charts revealed. Latest statistics for the housing market in 'CB10 2' (Saffron Walden) - calculated on 01 December 2025.

Defining 'CB10 2'

This analysis is limited to properties whose postcode starts with "CB10 2", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it CB10 2, Saffron Walden. It is shown in red on the map below.

Want to change geography?

You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in CB10 2 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in October 2025, 14 The Old Cement Kilns, Thaxted Road, Saffron Walden, CB10 2UQ sold for £315,000. Given the internal area of 75 square metres recorded on the EPC, the price per sqm is £315,000 ÷ 75 sqm = £4,200.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). It is a huge pain to code the automatic conversion for square meters to square feet for all the graphs and charts on CB10 2 and elsewhere. All the conditionals turn my tidy code for into spaghetti. I will get around to it at some point, but for now you can just divide everything by 10 in your head, move a decimal place and you'll be close enough. If you want to be more precise 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'CB10 2' vs 'CB10'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in CB10 2 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,800 to £5,000, £5,000 to £5,200, £5,200 to £5,400 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 208 sales that took place in CB10 2, Saffron Walden in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in CB10 2, Saffron Walden. Notably, only 25% of properties that sold recently were valued at more than £5,070 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of CB10 2 homes.

Box plot of £ per sqm for CB10 2

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Saffron Walden. The chart above shows a boxplot for 'CB10 2' as well as the 'CB10' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'CB10 2' is £4,590.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 208 transactions in CB10 2, Saffron Walden half were sold for between £4,020 and £5,070 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 208 for CB10 2, Saffron Walden.

    • Property price map for Saffron Walden

    Have a look at the interactive price map I created for myself. Use it to explore 'CB10 2' house prices all the way down to individual property plots.

    Property price heatmap for Saffron Walden
    House price map for Saffron Walden

    Saffron Walden house price forecasting

    House prices in CB10 2 grew 4.1% in the last year, 0.2% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in CB10 2 (Saffron Walden) compared with the wider postcode district of CB10.

    House price index for CB10 2

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'CB10 2' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in CB10 2 and is set to 100 in 2004. I'm comparing the trends for CB10 2,Saffron Walden with the wider postcode district of CB10 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Uttlesford local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for CB10 2
    CB10 2 sector CB10 district
    Nominal Real Nominal Real
    20 yr per annum 3.4% 0.6% 3.3% 0.5%
    20 yr total 95.8% 13.5% 90.2% 10.2%
    10 yr per annum 3.5% 0.3% 3.0% -0.1%
    10 yr total 40.7% 3.3% 34.3% -1.4%
    5 yr per annum 3.1% -1.3% 3.0% -1.5%
    5 yr total 16.7% -6.5% 15.8% -7.1%
    1 yr per annum 4.1% 0.2% 6.7% 2.7%
    1 yr total 4.1% 0.2% 6.7% 2.7%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, CB10 district have seen a 0.5% annual change when adjusted for inflation. This translates to a total change of 10.2% in real terms.
    • Over the past 5 years, CB10 2 sector have seen a -1.3% annual change when adjusted for inflation. This translates to a total change of -6.5% in real terms.

    Most recent CB10 2 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Ashdon Road, Saffron Walden, CB10 2A 106 sqm £4,963 23
    Little Walden Road, Saffron Walden, CB10 2D 123 sqm £4,911 13
    Goddard Way, Saffron Walden, CB10 2E 80 sqm £4,563 12
    Mill Lane, Saffron Walden, CB10 2A 59 sqm £6,110 11
    Strachey Close, Saffron Walden, CB10 2G 95 sqm £4,567 10
    Lambert Cross, Saffron Walden, CB10 2D 111 sqm £5,089 9
    Shepherds Way, Saffron Walden, CB10 2A 109 sqm £4,690 8
    Howland Close, Saffron Walden, CB10 2G 111 sqm £4,385 8

    Search for your street here.

    Nearby geographies

    The table below shows how 'CB10 2' compares to the other postcode sectors in CB10.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    CM7 4 Great Bardfield £3,700 sqm £4,170 sqm £4,850 sqm 124
    CM6 3 Felsted £3,590 sqm £4,110 sqm £4,650 sqm 253
    CM6 2 Thaxted £3,760 sqm £4,270 sqm £4,950 sqm 147
    CB9 7 Haverhill £3,170 sqm £3,580 sqm £3,890 sqm 370
    CB21 4 Linton £3,550 sqm £4,080 sqm £4,600 sqm 183
    CB11 4 Saffron Walden £3,980 sqm £4,470 sqm £5,040 sqm 206
    CB11 3 Saffron Walden £3,820 sqm £4,460 sqm £4,960 sqm 315
    CB10 2 Saffron Walden £4,020 sqm £4,590 sqm £5,070 sqm 208
    CB10 1 Great Chesterford £4,030 sqm £4,610 sqm £5,090 sqm 158

    Raw data

    Our analysis of CB10 2 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    14 The Old Cement Kilns, Thaxted Rd, Saffron Walden £315,000
    Oct-2025
    		 75 4,200
    5, Aspin Mews, Saffron Walden £265,000
    Oct-2025
    		 56 4,732
    Ryedale, Radwinter Rd, Saffron Walden £730,000
    Oct-2025
    		 97 7,525

    See the entire list of all sales in CB10 2 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.