Neighbourhood · Dacorum
Woodhall Farm: house prices and how the area is changing
Official figures for the Woodhall Farm neighbourhood of Dacorum, England (ONS area Dacorum 005). Headline figures assembled 4 November 2026. Postcodes HP2. Figures that read a point use the neighbourhood's centre, near HP2 7PP.
A neighbourhood with below-average incomes, changing little against Dacorum
Woodhall Farm is a neighbourhood with below-average incomes; it is changing little against Dacorum (few signs of gentrification: 1 of 20 signals rising, 4 falling). Houses here typically resell for £415,500 and flats for £192,500 (median resale prices, 2023-2025). Recorded crime is lower than across Dacorum (0.7 times the borough's rate), schools nearby are improving in line with the council's and the nearest railway station, Apsley, is 5.3 km from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 4 November 2026; source dates are shown below.
Typical house price
£415,500
Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£192,500
Median resale price of flats in the neighbourhood, 2023-2025; +4% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Below average income
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
Few signs
Weighted balance -0.04; 1 of 20 signals up, 4 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 2 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 2 to 9.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£59,100
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 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 Woodhall Farm sits in Dacorum
- Typical house price: 4th lowest of 22 neighbourhoods in Dacorum
- Typical flat price: 2nd lowest of the 17 neighbourhoods in Dacorum with enough flat sales for one
- Average household income: 6th lowest of 22 neighbourhoods in Dacorum
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 4 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 Woodhall Farm
Source: HM Land Registry Price Paid Data, held locally and checked 4 November 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
1 of 20 counted signals point towards rising affluence against Dacorum, 4 the other way and 15 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
- Benefit claims (DWP)
Falling behind the borough
- Single-person households under 65
- Air quality
- Home improvement applications
- Homes selling
Stations and schools nearby
Nearest station
- Apsley Railway station, 5.3 km from the neighbourhood's centre in a straight line. About 4.5 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to London Euston (about 30 min) and Milton Keynes Central (about 36 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 Holtsmere End Junior School 230 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023).
- Nearest state secondary school The Astley Cooper School 660 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 2 areas, Needs attention in 5 (Apr 2026).
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.
Nearest A&E
- Nearest major A&E Luton and Dunstable Hospital 13.2 km from the neighbourhood's centre, in a straight line.
Hospitals: NHS England, NHS Wales and Public Health Scotland site lists. Waiting times: NHS England's Emergency Care Data Set (experimental statistics), StatsWales and Public Health Scotland, Open Government Licence v3.0. The NHS standard is 95% within 4 hours. Ambulances go to the most suitable A&E, which is not always the nearest.
Questions about Woodhall Farm
What is the typical house price in Woodhall Farm?
£415,500. Median resale price of houses in the neighbourhood, 2023-2025; +24% against 2017-2019.
How does Woodhall Farm compare with the rest of Dacorum?
Typical house price: 4th lowest of 22 neighbourhoods in Dacorum. Typical flat price: 2nd lowest of the 17 neighbourhoods in Dacorum with enough flat sales for one. Average household income: 6th lowest of 22 neighbourhoods in Dacorum.
Is Woodhall Farm an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Woodhall Farm gentrifying?
Few signs. Weighted balance -0.04; 1 of 20 signals up, 4 down, against the borough.
What is the nearest station to Woodhall Farm?
Apsley. Railway station, 5.3 km from the neighbourhood's centre in a straight line. About 4.5 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern to London Euston (about 30 min) and Milton Keynes Central (about 36 min).
Which state schools are nearest to Woodhall Farm?
Nearest state primary school. Holtsmere End Junior School. 230 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (May 2023). Nearest state secondary school. The Astley Cooper School. 660 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 2 areas, Needs attention in 5 (Apr 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Woodhall Farm?
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Prepare a full report for a home here See a sample reportNearby neighbourhoods in Dacorum
- Grovehill
- Maylands & Adeyfield
- Highfield
- Leverstock Green
- Gadebridge & Old Town
- Hemel Hempstead Town
- Corner Hall
- Warners End
- All 22 neighbourhoods in Dacorum
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.