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Get started28 Watersmeet is a two-bedroom semi-detached house in Hitchin (SG4 0AF). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 2007 onwards and council tax band B. The latest certificate (May 2012) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since October 2010. Between certificates, wall efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Good. The recommended improvements would push it to B (score 82). Main heating runs on electricity. The latest certificate is from May 2012, so improvements made since then won't be reflected. At 56 m² this is the 44th smallest of 72 units on EPC record in the building, where floor areas span 35–102 m². The building's EPC ratings span D to B across 72 units on file.
Sale prices here have lagged England HPI: -2.6% per year against 0% for the wider region. Today's modelled estimate of £157,000 sits 72.5% above the 2021 sale of £91,000. On a £-per-square-foot basis, the last sale (£151/sq ft) was about 31.1% below the postcode norm. Most recent transfer: January 2021 at £91,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
28 Watersmeet's EPC is over a decade old — improvements since won't be reflected.
This certificate is over 10 years old and is no longer valid.Expired 03 May 2022
28 Watersmeet's sale-price growth has lagged the wider UK trajectory across its history on file.
£157,000
Modelled from EPC, postcode comparables and a sale-price growth of -2.6% per year over 11 years.
£91,000
Growth on file: -2.6% per year over 11 years.
CO₂ Emissions for 28 Watersmeet lags the street by a wide margin.
Price per m²
£1,625
Street avg £2,602
Floor Area
56 m²
Street avg 51 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
Rail-style transport is unusually close for this postcode.
Crime
5/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Millstream Close — bus stop.

Daytime· 07:00 – 23:00
46.4dB

Changes detected from historical EPC data
Heating system changed
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
21 January 2021Most recent
£91,000
+15.6%over 4 years14 November 2016
£78,750
-35.2%over 6 years23 March 2010
£121,538
Median price across the last 5 sales in SG4 0AF: £207,000 (2024–2023).
CO₂ Emissions
2.2 t/year
Street avg 1.6 t/year
SG4 0EA
Closest school
0.8 km
Highover Junior Mixed and Infant School. 20 schools nearby.
Night-time· 23:00 – 07:00
37.3dB
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