River Meads, Stanstead Abbotts, Ware

House prices, sold prices and local information for SG12 8EL, SG12 8EU, SG12 8EE.

Average price (last 12 months)
£257,000
5 sales
Average price (since 2016)
£241,560
121 sales
Price range
£95k – £433k
lowest to highest sale
Last sale
3 Aug 2026
SG12 8EE

At a glance

House prices£257k average46% below the Ware average CrimeAbout averageLower crime than about 50% of neighbourhoods in England DeprivationLess deprived than mostDecile 7 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station1 min walkSt Margarets (Herts) station Schools1 rated Good or betterWithin 1.5 miles Ultrafast broadband47% of homesNational average 80%

121 property sales on River Meads, Stanstead Abbotts, Ware have been recorded by HM Land Registry since 2016. In the last 12 months 5 homes sold here for an average of £257,000. Most sales here are flat homes, which have sold for an average of £222,572. Average sale prices rose from £209,952 in 2016 to £255,000 in 2026 (+21%), though averages on a single street can swing with the mix of homes sold. That is 46% below the Ware average of £475,629 over the same period. 28 homes here have sold more than once since 2016; 25 of them sold for more the second time.

House prices on River Meads compared

River Meads£257,000
SG12 postcode area£477,691
Ware£475,629
England & Wales£356,718

Average sale price over the last 12 months. See all SG12 house prices.

Average sale price by year

2016: £209,952 (21 sales)2016£210k2017: £231,375 (12 sales)2017£231k2018: £250,750 (8 sales)2018£251k2019: £244,450 (15 sales)2019£244k2020: £211,833 (6 sales)2020£212k2021: £274,444 (9 sales)2021£274k2022: £233,692 (13 sales)2022£234k2023: £271,542 (12 sales)2023£272k2024: £194,750 (8 sales)2024£195k2025: £286,429 (14 sales)2025£286k2026: £255,000 (3 sales)2026£255k

Prices by property type

TypeSalesAverage priceLast sold
Flat100£222,5723 Aug 2026
Terraced18£330,91718 Sep 2025
Detached3£338,33313 Mar 2025

Sold prices on River Meads

AddressDatePriceTypeTenure
30, River Meads SG12 8EE 3 Aug 2026£267,000 FlatLeasehold
128, River Meads SG12 8EL 23 Jul 2026£263,000 FlatLeasehold
80, River Meads SG12 8EF 16 Jan 2026£235,000 FlatLeasehold
43, River Meads SG12 8EE 16 Dec 2025£270,000 FlatLeasehold
124, River Meads SG12 8EL 22 Oct 2025£250,000 FlatLeasehold
26, River Meads SG12 8EE 17 Oct 2025£230,000 FlatLeasehold
75, River Meads SG12 8EF 18 Sep 2025£425,000 TerracedFreehold
22, River Meads SG12 8EE 1 Aug 2025£227,500 FlatLeasehold
67, River Meads SG12 8EF 1 Aug 2025£432,500 TerracedFreehold
117, River Meads SG12 8EL 17 Jul 2025£232,500 FlatLeasehold
5, River Meads SG12 8EE 1 Jul 2025£285,000 TerracedFreehold
45, River Meads SG12 8EE 30 Jun 2025£385,000 TerracedFreehold
174, River Meads SG12 8EU 27 Jun 2025£210,000 FlatLeasehold
167, River Meads SG12 8EU 31 Mar 2025£217,500 FlatLeasehold
104, River Meads SG12 8EL 24 Mar 2025£250,000 FlatLeasehold
100, River Meads SG12 8EL 13 Mar 2025£350,000 DetachedLeasehold
198, River Meads SG12 8EU 30 Jan 2025£245,000 FlatLeasehold
191, River Meads SG12 8EU 18 Dec 2024£133,000 FlatLeasehold
7, River Meads SG12 8EE 18 Dec 2024£270,000 TerracedFreehold
170, River Meads SG12 8EU 10 Dec 2024£95,000 FlatLeasehold
137, River Meads SG12 8EL 28 Oct 2024£198,500 OtherLeasehold
162, River Meads SG12 8EU 27 Aug 2024£200,000 FlatLeasehold
186, River Meads SG12 8EU 23 Aug 2024£250,000 FlatLeasehold
160, River Meads SG12 8EU 23 Jul 2024£220,000 FlatLeasehold
53, River Meads SG12 8EF 21 Jun 2024£150,000 FlatLeasehold
6, River Meads SG12 8EE 1 Mar 2024£240,000 TerracedFreehold
179, River Meads SG12 8EU 10 Nov 2023£250,000 FlatLeasehold
196, River Meads SG12 8EU 29 Sep 2023£223,500 FlatLeasehold
100, River Meads SG12 8EL 15 Sep 2023£350,000 DetachedLeasehold
180, River Meads SG12 8EU 30 Aug 2023£245,000 FlatLeasehold
33, River Meads SG12 8EE 1 Aug 2023£275,000 FlatLeasehold
5, River Meads SG12 8EE 21 Jul 2023£260,000 TerracedFreehold
159, River Meads SG12 8EL 5 May 2023£240,000 FlatLeasehold
129, River Meads SG12 8EL 27 Apr 2023£240,000 FlatLeasehold
184, River Meads SG12 8EU 11 Apr 2023£165,000 FlatLeasehold
96, River Meads SG12 8EL 4 Apr 2023£220,000 FlatLeasehold
71, River Meads SG12 8EF 30 Mar 2023£390,000 FlatFreehold
205, River Meads SG12 8EU 20 Feb 2023£400,000 FlatLeasehold
124, River Meads SG12 8EL 21 Oct 2022£232,500 FlatLeasehold
182, River Meads SG12 8EU 14 Oct 2022£255,000 FlatLeasehold
156, River Meads SG12 8EL 30 Sep 2022£235,000 FlatLeasehold
200, River Meads SG12 8EU 20 Sep 2022£290,000 FlatLeasehold
90, River Meads SG12 8EL 26 Aug 2022£260,000 FlatLeasehold
107, River Meads SG12 8EL 4 Jul 2022£228,000 FlatLeasehold
132, River Meads SG12 8EL 1 Jul 2022£252,000 FlatLeasehold
27, River Meads SG12 8EE 23 Jun 2022£250,000 FlatLeasehold
131, River Meads SG12 8EL 14 Apr 2022£262,000 FlatLeasehold
100, River Meads SG12 8EL 18 Feb 2022£315,000 DetachedLeasehold
158, River Meads SG12 8EU 28 Jan 2022£225,000 FlatLeasehold
188, River Meads SG12 8EU 21 Jan 2022£110,000 FlatLeasehold
123

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
30, River Meads £230,000 (Feb 2016) → £257,500 (Oct 2021) → £267,000 (Aug 2026) +16%
over 10 yrs
128, River Meads £275,000 (Aug 2017) → £275,000 (Jun 2021) → £263,000 (Jul 2026) -4%
over 9 yrs
43, River Meads £200,000 (Jan 2019) → £260,000 (Jul 2021) → £270,000 (Dec 2025) +35%
over 7 yrs
124, River Meads £232,500 (Oct 2022) → £250,000 (Oct 2025) +8%
over 3 yrs
117, River Meads £205,000 (Sep 2018) → £232,500 (Jul 2025) +13%
over 7 yrs
5, River Meads £260,000 (Jul 2023) → £285,000 (Jul 2025) +10%
over 2 yrs
174, River Meads £176,500 (Feb 2016) → £210,000 (Jun 2025) +19%
over 9 yrs
167, River Meads £195,000 (Jul 2016) → £217,500 (Mar 2025) +12%
over 9 yrs
100, River Meads £315,000 (Feb 2022) → £350,000 (Sep 2023) → £350,000 (Mar 2025) +11%
over 3 yrs
198, River Meads £184,000 (Nov 2016) → £245,000 (Jan 2025) +33%
over 8 yrs
191, River Meads £123,500 (Jan 2022) → £133,000 (Dec 2024) +8%
over 3 yrs
160, River Meads £227,000 (Feb 2018) → £220,000 (Jul 2024) -3%
over 6 yrs
53, River Meads £155,000 (Jan 2017) → £150,000 (Jun 2024) -3%
over 7 yrs
179, River Meads £233,000 (Oct 2017) → £250,000 (Nov 2023) +7%
over 6 yrs
196, River Meads £197,000 (Nov 2019) → £223,500 (Sep 2023) +13%
over 4 yrs
33, River Meads £244,250 (May 2019) → £275,000 (Aug 2023) +13%
over 4 yrs
159, River Meads £218,000 (Dec 2019) → £240,000 (May 2023) +10%
over 3 yrs
182, River Meads £249,995 (Jul 2017) → £255,000 (Oct 2022) +2%
over 5 yrs
200, River Meads £280,000 (Feb 2019) → £290,000 (Sep 2022) +4%
over 4 yrs
90, River Meads £215,000 (Jan 2016) → £260,000 (Aug 2022) +21%
over 7 yrs
158, River Meads £185,000 (Apr 2016) → £225,000 (Jan 2022) +22%
over 6 yrs
72, River Meads £324,000 (Mar 2016) → £362,000 (Sep 2021) +12%
over 5 yrs
150, River Meads £245,000 (Jun 2017) → £246,500 (Aug 2017) → £279,995 (Aug 2021) +14%
over 4 yrs
34, River Meads £360,000 (Jul 2018) → £387,500 (Apr 2021) +8%
over 3 yrs
37, River Meads £312,500 (Jun 2016) → £380,000 (Dec 2020) +22%
over 4 yrs
183, River Meads £215,000 (Aug 2016) → £220,000 (Dec 2019) +2%
over 3 yrs
97, River Meads £185,000 (Jan 2016) → £222,500 (May 2019) +20%
over 3 yrs
66, River Meads £220,000 (Apr 2016) → £265,000 (Mar 2019) +20%
over 3 yrs

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Crime and flood risk near River Meads

Crime

37 crimes were reported within about a mile of River Meads in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Lower crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Anti-social behaviour20
Violence & sexual offences8
Drugs5
Other theft2
Burglary1
Criminal damage & arson1

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

River Meads is in or near 2 Environment Agency flood areas:

  • River Lee at Hertford Flood alert area
  • River Lee at Hertford and Ware Flood warning area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near River Meads

SchoolTypeAgesOfstedDistance
Amwell View School 194 pupils Community special school 2–19 Report 0.3 mi
St Andrew's Church of England Voluntary Controlled Primary School 193 pupils Primary Church of England 3–11 Report 0.3 mi
St John the Baptist Voluntary Aided Church of England Primary School 155 pupils Primary Church of England 4–11 Report 0.7 mi
The Cranbourne Primary School 409 pupils Primary 4–11 Good Report 0.9 mi
The John Warner School 726 pupils Secondary 11–18 Inadequate Report 1.0 mi
Hailey Hall School 81 pupils Academy special converter 11–16 Report 1.0 mi
Forres Primary Academy 199 pupils Primary 5–11 Requires improvement Report 1.1 mi
Rye Park Nursery School 147 pupils Nursery 2–5 Report 1.3 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around and local GPs

Train stations

  • St Margarets (Herts) station 0.0 mi · 1 min walk
  • Rye House station 1.3 mi · 27 min walk
  • Roydon station 1.7 mi · 35 min walk

Nearest bus stops

  • St Margaret's Railway Station (Stop A, Station Road) 1 min walk
  • St Margaret's Railway Station (Stop B, Station Road) 1 min walk
  • St Mary's Church (Stop D, Hoddesdon Road) 3 min walk
  • St Mary's Church (Stop C, Hoddesdon Road) 4 min walk

GP surgeries

  • Hailey View Surgery
    39 Christian Close, Hoddesdon · 1.1 mi
  • Dolphin House Surgery
    6-7 East Street, Ware · 2.1 mi
  • Amwell Surgery
    Medical Centre, Fawkon Walk, Hoddesdon · 2.1 mi
  • The Limes Surgery
    Unit 8-14, Limes Court, Hoddesdon · 2.1 mi

Sources: Department for Transport (NaPTAN) and NHS England practice data. Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 7 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income: decile 5 of 10 · Crime: decile 6 of 10.

Homes

HereEng & Wales
Owned63.1%62.5%
Private rented10.1%20.3%
Social rented26.8%17.1%
Households594

People

HereEng & Wales
Under 1517.1%17.4%
Aged 15–6460.9%64.1%
Aged 65+22.1%18.6%
Residents1,469

Broadband

HereUK
Superfast (30Mbit+)97%95%
Ultrafast (300Mbit+)47%80%
Gigabit-capable47%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Nearby streets in SG12

See all streets in Ware All streets in SG12