Most Expensive and Least Expensive Properties in Harpenden

It's been a little while since I wrote about this topic so I thought I'd review it to see if anything had changed since my last article which you can find here.

First I'll look at the list of the most expensive streets in Harpenden.

Most expensive 

Clearly the data is sparse for West Common Close but it shows that, with an average transaction value of £3.6m this is the number one most expensive place to buy property in Harpenden.

Park Avenue South tops Park Avenue North by just over £170,000 in capital value, on average. Swiftly following on their heels are Cross Lane and Oak Way. Interestingly these areas are split between the avenues in Central Harpenden and roads set to the south of Harpenden around East and West Common, which may come as little surprise to many but it's worth noting that a significant number of properties in the avenues areas are easily competing and surpassing the East and West Common neighbourhoods which formerly were, according to many, the ‘Holy Grail’ of Harpenden living – perhaps we will see more of this balancing with further building of luxury property in central Harpenden in years to come.

For a bit of fun, the mortgage payments for a property on West Common Close would come to approximately £7,753 per month at 3% over 30 years, and that's if your LTV is 50/50. How do you feel about spending £93,000 per annum just on your mortgage? Of course, these property purchases work differently at this level, but even still it's a considerable investment and fascinating to put into real terms. It would be a bad day indeed if interest rates change for the worse!

Least expensive

 

Moving on to the least expensive roads in Harpenden, the latest data shows that the lowest priced development in Harpenden is Reed Place on Bloomfield Road, being flats this is to be expected. The remainder of the roads are generally centred around Westfield and Batford in the Northern and North East side of Harpenden, save for Loire Mews which lies off Cravells Road.

An interesting matter to note is that, while these are merely average values and do not show the lowest priced property, it does show that even the most affordable areas in Harpenden are close to the national average house price. This perhaps isn't good news for those moving within the town, or for those moving in, but for anyone imminently moving away from the area, any equity gained here will stand you in good stead for purchasing more land and more space elsewhere in the country.

Again, in terms of mortgage payments and following the same figures as before although this time using a 10% deposit, (3% interest rate and a 30 year repayment term) the monthly payments would be a far more manageable £817pcm or £9804 per annum - although do bear in mind this is likely to be a once or two bed flat or starter home. Food for thought!

Highest turnover

Now moving on to the highest turnover streets (where properties change hands most frequently) we see that Station Road tops the chart for properties with a large number of families moving in and out of homes on that road. This data is a little predictable in so much as the roads concerned are either main roads or long roads with higher numbers of residential properties on them, but still it's an interesting metric to note to those looking to move locally or those looking to move into the town (budget permitting of course) as these may be roads to keep an eye on as properties are likely to come up in these locations more often.

I hope you've found this useful, interesting, informative, or even just a bit of a fun insight into the Harpenden market as it currently stands. If you're interested to know more, please go ahead and get in touch on info@hawkandchadwick.co.uk

Sorry about the silence!

Ok so I'm going to first apologise for not writing anything on here for ages, I've just been so busy that I haven't had a moment where I've either had the time or the energy to write a long post.

But anyway, here it is - What I'm going to try and do from now is record videos and write less so you might want to look at the Youtube channel for Hawk & Chadwick and see what comes up on here as you might find it interesting.

I'll try to write a few more blog posts about the local markets and what's happening on a national scale, and how that affects us locally.

Please share this blog as more readers means I'll write more posts!

Thanks for reading so far.

Alasdair

Fire Safety in Properties

When it comes to property, there are definitely risks - most of us look at the financial aspects when it comes to looking at our homes and investments, but the physical risks are quite obviously a factor as well. We've all seen the adverts and the promotion about house fires and the importance of alarms in recent years, and anyone who has seen a burned out house may think it's something that can never happen to them.

The fire statistics published by the Home Office on the 29th June 2016 covering the reported cases in 2014/2015 amass to roughly 496,000 incidents, of which six percent were related to dwellings - which equates to 31,300 homes affected by fire.

The most dangerous room in your house for a fire?  The living or dining room, believe it or not! And you're most at risk if you smoke in the property or if you're over 60, according to the statistics on fatalities in house fires during this period. Perhaps unsurprisingly, misuse of cooking appliances accounts for a huge number of casualties and fire related incidents every year. The most common time of day for a fire to break out?  The evening, between 4pm and 10pm. There were 7,600 casualties attributed to fire related incidents in England in 2014/2015.

We need to take note of this information, and assist our fire departments in reducing the number of fires that break out - their work has seen a massive reduction in the number of fires and fire related deaths since 2003, but there's still more we can do to ensure our homes and investments are fire safe. I spoke to Ben Cornish from Red & White Fire Protection to get the inside track on what we need to look out for to not only stay compliant, but more importantly stay safe;

"There are several important pieces of legislation which impact on fire safety within dwellings" says Ben.

"Some affect all dwellings irrespective of the layout or how it is occupied. Some legislation only applies to dwellings which are occupied by tenants who are unrelated or only applies to certain parts of the building."

Ben offered a list of legislation, which we'd like to share with you below. 

"Depending on the type of property and how it is occupied some or all of the following will apply."

A. Building Regulations 2010 Part B.

Application - all dwellings where any significant building work is carried out.

B. Housing Health & Safety Rating System ("HHSRS")

Fire is included in the 29 hazards covered by the system introduced by Housing Act 2004.

Application - this applies all dwellings, rented or private.

C. The Smoke and Carbon Monoxide Alarm (England) Regulations 2015

This applies to all rented dwellings.

D. Fire Safety Order - [The Regulatory Reform (Fire Safety) Order2005]

See the guidance on Fire Safety in purpose-built flats.

See the guidance for common parts of bedsits and converted flats in LACORS guide.

Application - common parts (i.e. the shared areas including shared stairways, landings, kitchens, bathrooms etc.) of dwelling buildings containing in bedsits and flats both converted and purpose built.

Ben goes on to add a little further information regarding smaller dwellings;

"If a flat is occupied as bedsits there are two sets of common parts within the building. The first is the shared access route to the flat front door and other is the shared areas within the flat e.g. hallway, shared kitchen, bathroom etc - in that instance, both areas would require risk rating."

"But, remember it does not apply to shared houses let on a joint tenancy, unless it's an HMO (House in Multiple Occupation) in which case it does apply"

We've linked above to the relevant documents so you can read for yourself - as you can see, it's a minefield of legislation and while the danger may be slim, as a landlord or a property owner it is your responsibility to ensure the property, it's fixtures and fittings and contents are fire safe - in the event of a fire, you'd need to be able to prove that you took all the necessary steps to prevent it.

If you're confused or unsure of your obligations when it comes to fire safety, our recommendation is that you do not take chances and do everything you can to make sure you're compliant, and part of that should be contacting either myself directly so that I can put you in touch, or go straight to Ben to conduct a comprehensive fire safety review.

Stay stafe, and make sure you're compliant.

Photographical science, dear Watson

 Since I started Hawk & Chadwick I’ve always had a bee in my bonnet about Estate Agents and their god awful pictures. Just go look on any major portal right now and I’m willing to bet my left kidney that within the top 10-15 listings you’ll find photographs that appear to have be taken by somebody who forgot their orthopaedic shoes when they left for work that morning. 

 It’s infuriating because when you think of the service you expect when marketing your property with a local professional, you’d be well within your rights to be outraged if they can’t even operate a camera and show up without a tripod. Equally you should be outraged by third party image manipulation with clearly false blue skies being pasted into the background of dreary images. 

 I know I might sound like a grumpy old man, but the fact of the matter is we are now working in an environment where the first thing a potential buyer or tenant is going to see is a photograph of the front of your house, or possibly one of the internal rooms. They will make a split second decision on whether to view your property based on that image, and so it has to be bloody good to catch their attention.

 Let me explain why that is the case. When our eyes our open, our vision accounts for two-thirds of the electrical activity of the brain. Approximately 40% all nerve fibres connected to the brain are linked to the retina, and more of our neurons are dedicated to vision than the other four senses combined. And as if that’s not nearly enough, your brain processes visuals and images 60,000 times faster than it does text. Now you know why an image is worth 1000 words. 

 When you extend this biological predisposition for visual stimuli into the screen-ruled social media world we live in with far more people walking into lamp posts than ever before, it starts to really add up. Recent studies found that nearly half of all Internet users have re-posted a photo or video they have found online, and Tweets with embedded images receive 150 percent more retweets – same for Facebook posts that are image rich. Agents who post social media content with relevant images get 94 percent more views than content without images. 

 The bottom line is that strong imagery elicits an emotional response in the viewer. So to be all dandy about it, what I do as a photographer of your home is to convey that homeliness and that sense of warmth, comfort, attraction, safety and the welcoming nature of home to the observer (who hopefully will later become an enquirer, a viewer and then a tenant or buyer) – of course, there is a large amount of that which depends on who that person is and their purposes and mindset when viewing the photograph, but looking at the scientific data mentioned earlier it absolutely stands to reason that putting in the effort required to present your home smartly and professionally and with the absolute best quality images available is what I like to call a No Brainer.  
 And listen, I’m not about to fly into some uber-technical tirade about the Rule of thirds, The Golden ratio, the Fibonacci sequence or something else that sounds like a Dan Brown novel. Yes, those techniques exist and yes they’re relevant but the main thing to take away from this is that just having images is good, but it’s not enough. High quality and attention to detail within your images, and how they are presented to the general public (i.e. the people who ultimately will be the key to your financial advancement) is VITAL to succeeding in a marketplace where you’re trying to attract the buyer that’s thinking of buying your neighbour’s house across the street. You need Every. Single. Competitive. Advantage. 

 Start with excellent pictures. Then pick an agent who has a verified track record of success in using them.

I'll just do my own inventory

Let me start by just telling you what an incredibly bad idea that is.  No, really - it's the worst idea you've had, ever. Doing your own inventory for your property can only be compared to attempting skydiving without instruction, or attempting to fly a helicopter after a heavy absinthe binge - possibly even lion taming while blindfolded and wearing a meat coat.

The problem is, you might be lucky and have a situation where nothing happens - you might even have ran tenancies for years without any problems, but to coin a term - one swallow does not a summer make.

For those who haven't a clue what I'm on about, let me explain something. When a tenant agrees to rent a property, the landlord will often make a reasonable effort to give the property to their new tenant in a good condition - clean, freshly decorated and in a generally operable and liveable condition. Many tenants do their best to look after this and return things in a pretty good state, but there's always been this grey area - is it like a hotel room, or do i treat it like my own house?  Hmmmm....

Now without getting into the legal semantics and boring the pants off everyone lets just say that the way it works in 2016 is that a tenant pays a deposit (usually between 1-2 months worth of rent) to the landlord who holds the money against any damage and returns it at the end of the tenancy - the deposit has to go into an approved scheme and be properly protected.

"So who decides what's damaged and what isn't? Surely things wear out over time?"

Exactly, young gwasshopper. That's what the inventory is for - you have to hold some kind of record of what it was like at the start, in order to be able to prove that there is a difference at the end - savvy?

So what happens if you write your own inventory on the back of a fag packet - well, besides obviously missing things out and ending up with a huge tangled mess when you get to the end and your tenant turns out to be a qualified solicitor or a housing officer....or worse a letting agent....the other problem you have is impartiality (which, incidentally, is why getting your letting agent to do your inventories is equally daft) because you can be accused of twisting things in your favour.

So what's the solution? Well, as usual being the author of this article I get to have the pompous self righteousness to dole out advice as I see fit, but in all sincerity the best option you have is to approach an AIIC qualified inventory clerk and have a robust detailed inventory carried out on your property.

The level of detail will ensure that far from having to resolve disputes at the end, there simply won't be any - if you leave no margin for error and no grey area, then there can be no argument and everything will be fully signed and squared away meaning you and the tenant can walk away at the end without a bad word between you.

An inventory clerk also takes note of things such as meter readings, ensuring you and your tenant aren't paying more than you should be for utilities and bills when tenancies change. It keeps everything in the open, documented and very fair.

Having a hyper detailed inventory also compels the tenant to look after your property and to report and problems promptly. It's just one of the many ingredients that go in to making managing property a breeze rather than a headache.

Another hidden benefit is if you are able to file away your inventories you can look back and create budget projections for the replacement of larger items, meaning you can really nail down your cash flow and start thinking very clearly about allocating budgets which will allow you to expand your portfolio.

For every tenancy I put in place, I insist on using a fully qualified inventory clerk - yes, sometimes our clients choose to save money and do their own, and yes sometimes it goes without a hitch and they escape any bad weather - but it's a risk I certainly wouldn't take if I had the option, and in the property game where risks should be eliminated, it would seem counter intuitive to adopt more exposure.

So there we are, don't be an inexperienced lion tamer - and don't let pride come before a fall (sorry, that was a terrible pun) - it's only going to cost you money if you don't use a professional, and for the sake of less than £150.00, that's not a lot to protect you from deposit disputes at the end of your next tenancy.

The Great British Property Drought

Every time I'm speaking at an event or invited to network with investors and the movers and shakers in the property world, people tend to ask me for my expert opinion on the market. The big theme at the moment amongst investors and buyers is the shocking lack of available stock - there is no shortage of ready willing and able buyers and tenants who are all queuing up (or scrambling over each other in some cases) to secure a bite of the cherry when properties come to the market. Most of my inner circle of investors are coming to me and saying "Alasdair, I just can't get a look in - by the time I've made an appointment to view it they've already sold it! What can I do?"

Sadly, it's the way agents work - but I think they're acting rashly. It makes more sense to let everyone view and then go to best and final bids - surely that'll win your client a higher offer, possibly in excess of the asking price when all is said and done?

The issue is a complex one which can be tracked through various milestones going back over the past year or two - the stamp duty changes late in 2014, the Mortgage Market Review, jaw droppingly low interest rates, all against the backdrop of massive unrestrained foreign investment into the London property market forcing would-be buyers out to the provinces and thus raising the bar on prices and restricting entry to the market for first time buyers in their home towns. Interviewing local people in Harpenden and St Albans we found that many buyers feel they are being forced out due to a lack of available affordable housing stock and prices being driven by wealthy families fleeing London for a home in leafy Hertfordshire dormitory towns - and when we speak of 'affordable' housing, we don't mean the oft stigmatised term of council accommodation, but simply properties that your average local citizen can afford to purchase on their salary. Yes, more properties are being built but it's nowhere near enough to satiate demand as can clearly be seen by running your eye over the official government figures.

Can Londoners be blamed for leaving the capital? The average price of a 3 or 4 bed family home in London is approximately between £1.2m - £1.5m which would clearly require a robust household income. Contrasting this to Harpenden and St Albans where similar comparable properties would sit at around £800,000 it's making sense for families to shorten their path to home ownership by making a compromise and moving out of London while keeping their jobs and commuting into the City.

The latest data from Lloyds and Halifax show a 3% quarterly rise in national house price growth, a 2.7% month-on-month increase from July to August, and a significant rise in mortgage approvals - this is relevant because we already know that prices are rising, we know that mortgages are getting approved, and we also know that there is little stock available which simply creates the perfect storm for soaring prices.

The words on everyone's lips are "How long can this go on for? When will it end?" and the sentiment is understandable - household income adjusted for inflation has actually left many families with less overall to spend on a day-to-day basis which goes further to exacerbate the obstacles to home ownership in the local area. The fact remains that the lucky few who are able to overcome the challenges faces by those entering the housing market are either working hard to pull in a handsome salary or have liquid assets which can create purchasing leverage - banks are working harder to make lending on home purchases a greater possibility, but those under 35 are split with the looming spectre of rising interest rates a real possibility in the future.

For Landlords, the recent proposed changes in taxation along with tightening of restrictions on property standards and procedures will pile on additional costs in terms of administration and compliance which in turn is likely to push the cost of renting to a higher level which could increase pressure on local authorities to house the poor and vulnerable in society. Council departments are already stretched to breaking point due to government cuts which saw many staff attending the job centre rather than the civic centre.

Greater pressure is now upon all of us purely in terms of the shortages of available housing as figures show net migration to the UK in the year ending March 2015 to be 330,000 - the highest it's ever been. Irrespective of the political landscape or any personal views on the issue, the fact remains that the pressure on the affordable housing market will increase, and with land at a premium, will house builders be in a position to sniff out deals with enough margin in order for building more homes to be worth their while?  

Certainly at the moment many new developments are sold off plan before they are even finished and house builders are making hay while the sun shines, however the grim reality for local people is that Harpenden may soon become just the place where they grew up, and towns such as Dunstable, Leighton Buzzard, Milton Keynes and Northampton will benefit and suffer in equal measure from an influx of Hertfordshire born and bred families with a bright future in a more affordable district.

Why is PAT Testing important?

Here's a great article written by Mick Jackson of MJ PAT Testing in St Albans as to why PAT testing of appliances is relevant and important for Landlords.

"I know it’s not the sexiest of subjects and eyes tend to glaze over at the mere mention of Portable Appliance Testing (PAT), but read on, you may save yourself some money and maybe more!

Firstly let me put things straight, PAT is NOT a legal requirement for anyone. It never has been nor is it likely to be.  Secondly its does not have to be carried out every year, both of these things have been put out by the more unscrupulous companies out there touting for your business.

So what is the point in having PAT carried out in the first place? 

There are many rules and regulations that say you are required to maintain electrical appliances under your control to ensure a safe environment. None of the regulations give you guidance as to how you manage this. This is where PAT comes in. It is a standard of inspection and testing of appliances that meets all the requirements of these regulations and allows you to know that, at the time of testing, you are complying with the law. You, as the ‘duty holder’, are responsible for the maintenance of electrical appliances.

The National Landlords Association recommends that PAT testing is carried each time a tenancy changes OR every two to three years. Houses of Multiple Occupation are slightly different and the Local Authority will probably request that you have PAT testing carried out every year in common areas.

The latest H&S guidance note (107) relating to PAT is available on the Health and Safety website. 

Alternatively please visit the faq’s section of my website www.mjpat.co.uk  for more information or call me on 07795185619 for free no obligation advice."

Another record price for Harpenden

Talking of property currently on the market, we've just seen the most expensive house in St Albans be overtaken by a new listing on Marshal's Drive, and now Harpenden has been put firmly on the map with a £7million property at Annables Lane. 7 bedrooms, 8 reception rooms, a conservatory, a swimming pool and four of the bedrooms appear to have en-suite facilities.

You could sleep in a different room every night (just so you don't get bored), then go for a morning swim and enjoy your orange juice in the conservatory before taking a turn around the impressive and spacious grounds. A perfect lifestyle choice!

The property is currently listed with Hamptons International in St Albans, and John Curtis (in association with Hamptons Intl) in Harpenden.

Interestingly, a Hamptons International branch has recently been involved in a massive landmark case involving The Property Ombudsman, The Advertising Standards Authority and The Competition Markets Authority for being instrumental in a price fixing cartel along with two other agents and a newspaper, restricting competition and distorting consumer choice. The senior management deny knowledge of the price fixing strategy as you can see from the article, however all firms have been heavily fined as a result and the incident has triggered a wider investigation into estate agency as a whole. I suppose there is some solace in the approx. £105,000 client fee (and approx. £21,000 client VAT bill) from selling Annables Lane which will go some way to cover the £775,000 fine.

It's also interesting to note that new portal On The Market has been rumoured to be a target for the CMA under this investigation since it acts in a cartel-like fashion in the view of many agents. The reasoning behind this is that On The Market is an 'agent owned' portal rather than an independent third party company. When joining, agents were forced to part ways with either Rightmove or Zoopla since On The Market insisted on agents only using one other portal as a condition of membership. Some have viewed this and other behaviours as anti-competitive, however the CMA have made no comment on whether this is to be investigated. Speculation on this is high and it will be interesting to see where it goes.

But back to the point, this property is absolutely lovely and will make a beautiful home for somebody who has done very well for themselves - and why not enjoy that wealth by buying a beautiful home nestled in the British countryside. Contact our friends at John Curtis in Harpenden or the team at Hamptons International in St Albans to arrange a viewing.

Best Buy at £2m+ in Harpenden

It's been a little while since I posted - I've been pretty busy!  But never mind, here's something to get us going again.  I had a browse through some local listings and I saw this excellent property. If you're looking to buy in the £2m - £3m bracket then I would say this is the pick of the bunch available at the moment.

It's on at £2.5m and comes with a huge array of outbuildings, plus in my humble opinion it's the most attractive house on the market at that price.

Internally the decor is opulent and comfortable with plenty of space for the whole family.  If you like land, this one is also a winner as it comes with stables and paddocks in addition to the beautiful gardens.  Just 5 minutes from Harpenden and 10 minutes from St Albans by car, you could much worse!

Get in touch with our friends over at Strutt & Parker to arrange a viewing - Sandra Knapman is the lead agent on this property.

http://www.rightmove.co.uk/property-for-sale/property-51545465.html?premiumA=true

Will the new Conservative plans really tackle the Housing Crisis?

An interesting article, well worth investigating whether the new Conservative government, after regaining power on May 8th for another 5 year term of government imposed austerity, will really have the desired impact on the matter of housing for millions of vulnerable people.

The matter must be handled very carefully indeed, that much is for certain.

http://www.politics.co.uk/comment-analysis/2015/05/13/comment-tory-housing-plans-will-not-tackle-the-housing-crisi

Where do people move the most in Harpenden?

Continuing the theme of interesting local data, take a look at this list of the top 5 roads where people move most often in Harpenden.  It's quite revealing to see that on these roads people tend to make a quick stop before moving on, and very few residents remain for long periods.

The prices are the average current values at the time of writing and sourcing the data, and the last column are the number of Sales that have taken place on that road since 1995 according to Land Registry data.

Clearly, some of the roads mentioned here are rather long and some are main or arterial routes into the town and so it's hardly surprising that people will move fairly often, but still the figures are interesting.

On Station Road for example, there have been just under 19 house sales every year, on average, since 1995. That's over £8million worth of housing stock (at todays valuation prices, of course) and well over £80,000 in Harpenden estate agents fees - not forgetting the VAT on those, as well as the stamp duty. You'll be pleased to know that those fees average out to £211 per house sale (unfair comparison I know, inflation and all that, but still - fun numbers to play with!)

Without further ado - please see below the TOP 5 high turnover roads in Harpenden.

1Station Road£422,206379

2Luton Road£533,977313

3Milton Road£396,903276

4Roundwood Lane£394,547240

5Cravells Road£443,861237

Data sourced from Mouseprice.co.uk

Want to know if any of the properties on the market in these roads really is a good investment for you?  Well, look no further. I can help you crunch the numbers and work out what's going to work best for you. Come and have a chat at my Hawk & Chadwick offices in Harpenden or call me on 01727 226 253 or 01582 346 111.

The lowest priced streets in Harpenden

Due to the overwhelming popularity of our post yesterday regarding the highest priced properties in Harpenden, we thought we'd take a balanced view and look at the other end of the scale and see which are the lowest priced streets in the town.

Interestingly, while a fair proportion of these homes seem to fall in the Westfield and Batford area, there are some surprisingly good value properties in areas such as Reed Place, Loire Mews and Croft Court. Needless to say, many of these properties will be flats and apartments and on the smaller side, but the figures show that you don't need to be a millionaire to own a home in one of Hertfordshire's most affluent towns.

Another good statistic to note is that currently, flats and apartments make up just over 19% of the available housing stock in Harpenden, and of the total available stock 80% is owner occupied so if you're looking to buy in the area, you may need some patience and the ability to move quickly, but if you're happy to play the waiting game you might just be able to snap up a reasonably priced property in a great area.

In other welcome news, your stamp duty tax bill for buying one of these would be between £850 and £2037, which is quite a bit more palatable than the clobbering you'd be getting for buying on Park Avenue South!

The Top 10 lowest priced roads in Harpenden are listed below;

1Beeching Close£167,491

2Reed Place£180,247

3Barley Rise£188,092

4Robin Court£195,747

5Loire Mews£196,737

6Highmoor£210,856

7Hill Close£210,953

8Tallents Crescent£220,377

9St James Court£221,341

10Croft Court£226,864

Data sourced from Mouseprice.co.uk

Image courtesy of Ashtons, Harpenden

The most expensive roads in Harpenden

So, this is something that always creates a fair amount of gossip in the Harpenden coffee shops. Where are the most expensive roads in Harpenden, who lives there, and does your property score anywhere in the top ten? If it does, you should count yourself very lucky as you'll be living in one of the most desirable areas in the county.

It's interesting to note that the variance between the road listed at number 10 and the road in the number one slot comes out at more than the average house price in the town - a leap of more than 312%.

Are people in Harpenden earning more than anyone else? Average earnings in Harpenden are almost 60% higher than the national average of £24,478 settling at £38,999 with a price to earnings ratio of 17.20, so yes they are, but much of these values are stored up equity.

Just for fun, I calculated that the stamp duty on buying the average home on the most expensive roads in Harpenden would set you back £245,981.52 - the same value as the most keenly priced property in Harpenden! (It's on with Frost's - see our earlier post on the cheapest property in town)

Here is the list of the top ten most expensive roads in Harpenden;

1    Park Avenue South          £2,768,596
2    Park Avenue North          £2,621,284
3    Oak Way                          £2,500,708
4    Cross Lane                       £2,451,465
5    Pipers Lane                      £2,300,847
6    West Common Way        £2,271,664
7    Grange Court Road         £2,190,966
8    St Andrews Avenue        £2,132,636
9    Holly Lane                      £2,125,556
10  Wheatfield Avenue         £2,101,769

Data sourced from Mouseprice.co.uk