Neighbourhood · Welwyn Hatfield

Cuffley & Northaw: house prices and how the area is changing

Official figures for the Cuffley & Northaw neighbourhood of Welwyn Hatfield, England (ONS area Welwyn Hatfield 016). Headline figures assembled 4 November 2026. Postcodes EN2, EN6. Figures that read a point use the neighbourhood's centre, near EN6 4AR.

One of the most affluent neighbourhoods in England, changing little against Welwyn Hatfield

Cuffley & Northaw is one of the most affluent neighbourhoods in England; it is changing little against Welwyn Hatfield (signals are mixed: 4 rising and 2 falling of 15). Houses here typically resell for £805,000 (median resale price, 2023-2025). Recorded crime is lower than across Welwyn Hatfield (0.5 times the borough's rate) and the nearest station, Cuffley, is about a 13-minute walk 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

£805,000

Median resale price of houses in the neighbourhood, 2023-2025; +8% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most 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

Mixed signs

Weighted balance +0.03; 4 of 15 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 10 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 3 small areas range from decile 7 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£72,200

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

Where Cuffley & Northaw sits in Welwyn Hatfield

Typical house price: 2nd highest of 16 neighbourhoods in Welwyn Hatfield
Average household income: 5th highest of 16 neighbourhoods in Welwyn Hatfield

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 Cuffley & Northaw

Median resale price of houses each year here and across Welwyn Hatfield, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Welwyn Hatfield, 1996 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

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

4 of 15 counted signals point towards rising affluence against Welwyn Hatfield, 2 the other way and 9 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
Plug-in car growth
New-build activity
Homes selling

Falling behind the borough

Recent price momentum
Benefit claims (DWP)

Stations and schools nearby

Nearest station

Cuffley Railway station, about a 13-minute walk from the neighbourhood's centre (1.0 km in a straight line). About 5.8 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to Moorgate (about 44 min) and Stevenage (about 22 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 Cuffley School 1.0 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (Mar 2024). Ofsted plans a full inspection next.
Nearest state secondary school Gracewood Academy 4.1 km from the neighbourhood's centre. Ofsted: Requires improvement (Nov 2022).

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 Barnet General Hospital 9.0 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 Cuffley & Northaw

What is the typical house price in Cuffley & Northaw?

£805,000. Median resale price of houses in the neighbourhood, 2023-2025; +8% against 2017-2019.

How does Cuffley & Northaw compare with the rest of Welwyn Hatfield?

Typical house price: 2nd highest of 16 neighbourhoods in Welwyn Hatfield. Average household income: 5th highest of 16 neighbourhoods in Welwyn Hatfield.

Is Cuffley & Northaw an affluent area?

Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Cuffley & Northaw gentrifying?

Mixed signs. Weighted balance +0.03; 4 of 15 signals up, 2 down, against the borough.

What is the nearest station to Cuffley & Northaw?

Cuffley. Railway station, about a 13-minute walk from the neighbourhood's centre (1.0 km in a straight line). About 5.8 trains an hour leave between 07:00 and 19:00 on a weekday: Great Northern to Moorgate (about 44 min) and Stevenage (about 22 min).

Which state schools are nearest to Cuffley & Northaw?

Nearest state primary school. Cuffley School. 1.0 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (Mar 2024). Ofsted plans a full inspection next. Nearest state secondary school. Gracewood Academy. 4.1 km from the neighbourhood's centre. Ofsted: Requires improvement (Nov 2022).

Each answer repeats a figure shown above, with its source there.

Thinking of buying in Cuffley & Northaw?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Welwyn Hatfield

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.