Buying a home in SG16, Henlow. What it costs, what you get and where else to look.

Typical 3-bedroom house£354kmost £324k–£429k

Houses per m²£4,647flats £3,348

Sold last year57446 in five years

Prices in Central Bedfordshire+1.2%on a year ago

A typical 3-bedroom house in SG16 sold for £354,280 over the last five years, in today's money; most went for between £323,992 and £429,480, for about 84 m² of space.

57 homes sold here in the last year: a smaller market: expect a handful of new listings a month. Flats start at around £164k for two bedrooms.

Across Central Bedfordshire, prices are up 1.2% on a year ago and up 17.3% over five years. Renting a similar home there costs about £1,376 a month; a 90% mortgage on the typical price would be around £1,616 a month at 4.5% over 30 years. Lenders would typically want a household income of about £71,000 for that mortgage: what £75,000 buys.

Plan your purchase in SG16See what you can afford, compare homes on what they really cost, and read your survey in plain English. Free.

Start your plan Homes for sale ›

House prices in SG16 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£205,999	£198k–£218k	40 m²	15
2	£321,175	£285k–£341k	68 m²	114
3	£354,280	£324k–£429k	84 m²	168
4	£495,627	£425k–£582k	115 m²	67
5+	£648,854	£550k–£764k	151 m²	72

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£206k	£321k	£354k	£496k	£649k
Detached	—	—	£488k	£547k	£666k
Semi-detached	—	£340k	£366k	£445k	£472k
Terraced	£206k	£315k	£331k	£400k	—
Flats	—	£164k	—	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Schools near SG16

Best state primary within 2 kmDerwent Primary School78% met the expected standard at 11 · England 64%1 state primaries within 2 km

Best state secondary within 5 kmEtonbury Academy50.3% got grade 5+ in English and maths · England 43.8%5 state secondaries within 5 km

Nearby areas

SG15 Arlesey · 2 km3-bed house £375k SG17 Shefford · 3 km3-bed house £391k SG5 Hitchin · 5 km3-bed house £486k SG6 Letchworth Garden City · 7 km3-bed house £430k SG18 Biggleswade · 8 km3-bed house £387k SG7 Baldock · 9 km3-bed house £447k SG4 Hitchin · 11 km3-bed house £529k MK45 Bedford · 12 km3-bed house £407k

Questions about SG16

Is SG16 a good area to buy a home?

What the numbers say: prices in Central Bedfordshire are up 1.2% on a year ago; the best state primary nearby is above the England average (78% against 64%); the best secondary is above it (50.3% against 43.8%); 57 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in SG16?

A typical 3-bedroom house in SG16 sold for £354,280 over the last five years, in today's money. Most sold between £323,992 and £429,480.

How many homes sell in SG16 each year?

57 homes sold in the last year and 446 in five years: a smaller market: expect a handful of new listings a month.

What are the schools like near SG16?

The best-performing state primary within 2 km is Derwent Primary School, where 78% of pupils met the expected standard at age 11 (England: 64%).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.