Neighbourhood · Broxbourne
Hoddesdon Ware Road: house prices and how the area is changing
Official figures for the Hoddesdon Ware Road neighbourhood of Broxbourne, England (ONS area Broxbourne 001). Headline figures assembled 3 November 2026. Postcodes EN11, SG13. Figures that read a point use the neighbourhood's centre, near EN11 9NH.
An affluent neighbourhood, showing clear signs of gentrification
Hoddesdon Ware Road is an affluent neighbourhood; it shows clear signs of gentrification against Broxbourne (5 of 20 signals rising, 2 falling). Houses here typically resell for £472,750 and flats for £232,500 (median resale prices, 2023-2025). Recorded crime is lower than across Broxbourne (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Rye House, is about a 17-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 3 November 2026; source dates are shown below.
Typical house price
£472,750
Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£232,500
Median resale price of flats in the neighbourhood, 2023-2025; +0% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Clear signs
Weighted balance +0.17; 5 of 20 signals up, 2 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 7 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 7 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£68,600
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.5 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
In line with the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Hoddesdon Ware Road sits in Broxbourne
- Typical house price: 4th highest of 13 neighbourhoods in Broxbourne
- Typical flat price: 4th lowest of the 12 neighbourhoods in Broxbourne with enough flat sales for one
- Average household income: 3rd highest of 13 neighbourhoods in Broxbourne
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 3 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Hoddesdon Ware Road
Source: HM Land Registry Price Paid Data, held locally and checked 3 November 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
5 of 20 counted signals point towards rising affluence against Broxbourne, 2 the other way and 13 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Income deprivation ranking
- Home improvement applications
- Catching up with neighbouring areas
- Homes selling
- Benefit claims (DWP)
Falling behind the borough
- Degree-educated residents
- Recorded crime
Stations and schools nearby
Nearest station
- Rye House Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 km in a straight line). About 4.7 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Hertford East (about 13 min) and London Liverpool Street (about 39 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school The Cranbourne Primary School 390 m from the neighbourhood's centre. Ofsted: Good (Feb 2020). Ungraded visit Mar 2025: Standards maintained.
- Nearest state secondary school The John Warner School 620 m from the neighbourhood's centre. Ofsted: Inadequate (Oct 2022). Special measures.
Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Questions about Hoddesdon Ware Road
What is the typical house price in Hoddesdon Ware Road?
£472,750. Median resale price of houses in the neighbourhood, 2023-2025; +18% against 2017-2019.
How does Hoddesdon Ware Road compare with the rest of Broxbourne?
Typical house price: 4th highest of 13 neighbourhoods in Broxbourne. Typical flat price: 4th lowest of the 12 neighbourhoods in Broxbourne with enough flat sales for one. Average household income: 3rd highest of 13 neighbourhoods in Broxbourne.
Is Hoddesdon Ware Road an affluent area?
Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Hoddesdon Ware Road gentrifying?
Clear signs. Weighted balance +0.17; 5 of 20 signals up, 2 down, against the borough.
What is the nearest station to Hoddesdon Ware Road?
Rye House. Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 km in a straight line). About 4.7 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to Hertford East (about 13 min) and London Liverpool Street (about 39 min).
Which state schools are nearest to Hoddesdon Ware Road?
Nearest state primary school. The Cranbourne Primary School. 390 m from the neighbourhood's centre. Ofsted: Good (Feb 2020). Ungraded visit Mar 2025: Standards maintained. Nearest state secondary school. The John Warner School. 620 m from the neighbourhood's centre. Ofsted: Inadequate (Oct 2022). Special measures.
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Hoddesdon Ware Road?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Broxbourne
- Rye Park
- Hoddesdon Town
- Broxbourne Town
- Wormley & Turnford
- Cheshunt Coopers Walk
- Flamstead End
- Rosedale
- Cheshunt Central
- All 13 neighbourhoods in Broxbourne
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.