Upper King Street, Royston house prices are built from 138 sales lodged with HM Land Registry, the oldest in 1997 and the most recent on 23 Jan 2026. The median price paid across the whole record is £169,500. Across the 10 years from 2013 to 2023 the median moved +115.0% in cash — but once inflation is taken out, the change in 2026 money is +59.3%.
Median price paid
£169,500
Change in cash, 2013–2023
+115.0%
Change in real terms
+59.3%
Median per m²
£2,870
HM Land Registry138 sales35 with floor areaLatest sale 23 Jan 2026
Section 01
How Upper King Street, Royston prices moved
The chart tracks the median Upper King Street, Royston house price for every year with a recorded sale, from 1997 to 2023. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 1 | £75,000 | £166,535 |
| 2000s | 4 | £153,500 | £279,632 |
| 2010s | 2 | £151,500 | £213,615 |
| 2020s | 3 | £245,000 | £250,326 |
The highest yearly median on record for Upper King Street, Royston is £330,000 in 2023; the lowest is £75,000 in 1997. Across the full 27-year record the cash median has moved from £75,000 to £330,000.
In 2026 money that first median is worth £159,023, so the real change over the whole record is +124.2% — about +3.15% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +115.0% in cash against +59.3% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| Flat 9 Sillence Court | 23 Jan 2026 | Flat or maisonette | £210,000 | £210,000 |
| 4 Mulberry Court | 26 Mar 2025 | Terraced | £295,000 | £301,413 |
| Flat 1 Sillence Court | 29 Nov 2024 | Flat or maisonette | £180,000 | £189,403 |
| Flat 8 Sillence Court | 15 Mar 2024 | Flat or maisonette | £212,000 | £223,075 |
| 49 | 5 Mar 2024 | Terraced | £345,000 | £363,022 |
| 51 | 3 Nov 2023 | Semi-detached | £295,000 | £318,736 |
| Flat 2 Sillence Court | 3 Nov 2023 | Flat or maisonette | £187,500 | £202,586 |
| 4 Mulberry Court | 17 Oct 2023 | Terraced | £330,000 | £356,552 |
| 63a | 7 Jul 2023 | Terraced | £330,000 | £356,552 |
| 71 | 12 Jan 2023 | Semi-detached | £405,000 | £437,586 |
| Flat 3 Goodman House, 2 | 22 Dec 2022 | Flat or maisonette | £175,000 | £202,753 |
| Unit 9 Abbotts Yard, 35 | 21 Dec 2022 | Flat or maisonette | £169,999 | £196,959 |
| 75 | 9 Dec 2022 | Detached | £550,000 | £637,223 |
| Flat 6 Goodman House, 2 | 30 Aug 2022 | Flat or maisonette | £163,000 | £188,850 |
| 69 | 25 Aug 2022 | Semi-detached | £377,500 | £437,366 |
| 48 | 17 Dec 2021 | Terraced | £245,000 | £309,543 |
| 1 Mulberry Court | 25 Nov 2021 | Terraced | £325,000 | £410,618 |
| 6 Abbotts Yard, 35 | 9 Nov 2021 | Flat or maisonette | £220,000 | £277,957 |
| 6 Mulberry Court | 17 Sep 2021 | Flat or maisonette | £470,000 | £593,817 |
| 67a | 3 Sep 2021 | Terraced | £300,000 | £379,032 |
| Flat 9 Sillence Court | 31 Aug 2021 | Flat or maisonette | £210,000 | £265,323 |
| Flat 15 Sillence Court | 19 Feb 2021 | Flat or maisonette | £185,000 | £233,737 |
| Flat 5 Goodman House, 2 | 14 Oct 2020 | Flat or maisonette | £240,000 | £310,744 |
| 69 | 23 Sep 2019 | Semi-detached | £299,500 | £391,739 |
| 71 | 12 Jul 2019 | Semi-detached | £310,000 | £405,473 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Upper King Street, Royston values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| FLAT 9 SILLENCE COURT Upper King Street | £147,500 (2005) | £210,000 (2026) | +1.7% | -1.2% |
| 4 MULBERRY COURT Upper King Street | £317,500 (2018) | £295,000 (2025) | -1.0% | -4.7% |
| FLAT 1 SILLENCE COURT Upper King Street | £137,500 (2005) | £180,000 (2024) | +1.4% | -1.5% |
| FLAT 8 SILLENCE COURT Upper King Street | £155,000 (2005) | £212,000 (2024) | +1.7% | -1.2% |
| 49 Upper King Street | £306,000 (2019) | £345,000 (2024) | +2.4% | -1.9% |
| FLAT 2 SILLENCE COURT Upper King Street | £140,000 (2005) | £187,500 (2023) | +1.6% | -1.3% |
| 51 Upper King Street | £235,250 (2007) | £295,000 (2023) | +1.4% | -1.5% |
| 71 Upper King Street | £310,000 (2019) | £405,000 (2023) | +6.9% | +1.9% |
| UNIT 9 ABBOTTS YARD, 35 Upper King Street | £126,000 (2009) | £169,999 (2022) | +2.3% | -0.4% |
| 75 Upper King Street | £117,000 (1997) | £550,000 (2022) | +6.4% | +3.8% |
| 69 Upper King Street | £85,000 (1998) | £377,500 (2022) | +6.4% | +3.9% |
| 48 Upper King Street | £30,000 (1995) | £245,000 (2021) | +8.4% | +6.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Upper King Street, Royston is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Flat or maisonette | 79 | 57.2% | £157,000 | £15,000 – £470,000 |
| Terraced | 38 | 27.5% | £184,500 | £30,000 – £770,000 |
| Detached | 11 | 8.0% | £230,000 | £85,000 – £550,000 |
| Semi-detached | 10 | 7.2% | £295,000 | £107,000 – £490,000 |
Section 06
Ownership and new build in Upper King Street, Royston
75 of the sales on record are leasehold and 63 freehold — 54.3% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £157,000 and the median freehold sale £220,000 — a gap of +40.1%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 75 | 54.3% | £157,000 |
| Freehold | 63 | 45.7% | £220,000 |
| New build | 23 | 16.7% | £147,500 |
| Existing home | 115 | 83.3% | £175,000 |
New builds sold for less than the median existing home — -15.7%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 9 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in Upper King Street, Royston
Every certificate carries an energy efficiency band as well as a floor area. Across Central Bedfordshire, 54.5% of 139,601 certificates sit in bands A to C, and 2.9% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 1,405 | 1.0% |
| B | 28,531 | 20.4% |
| C | 46,180 | 33.1% |
| D | 45,015 | 32.2% |
| E | 14,404 | 10.3% |
| F | 3,286 | 2.4% |
| G | 780 | 0.6% |
The Office for National Statistics puts the mean private rent in Central Bedfordshire at £1,250 a month as of Jun 2026 — £864 for a one-bedroom home and £1,374 for three bedrooms.
Against the median sale of £169,500 here, that rent is a gross yield of 8.85% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of SG8, 38 crimes were recorded in Jun 2026: 15 violent, 0 burglary, 3 vehicle-related and 14 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 4.4 times quieter.
Against the 294,252 residents the 2021 census counted in Central Bedfordshire, that is 0.13 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Upper King Street, Royston
The 2021 census counted 294,252 residents in Central Bedfordshire across 120,754 households. 72.9% of those households own their home and 27.0% rent — a split the sold record cannot show, because only owners appear in it.
21 state and independent schools have a SG8 postcode: 18 primary, 2 secondary, 1 all-through. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| King James Academy Royston | All-through | Academy converter | 947 |
| Bassingbourn Village College | Secondary | Academy converter | 652 |
| Melbourn Village College | Secondary | Academy converter | 559 |
| Melbourn Primary School | Primary | Community school | 357 |
| Icknield Walk First School | Primary | Community school | 335 |
| Bassingbourn Primary School | Primary | Community school | 326 |
| Tannery Drift School | Primary | Community school | 320 |
| St Mary Roman Catholic Primary School | Primary | Academy converter | 227 |
| Roman Way Academy | Primary | Academy sponsor led | 219 |
| Meldreth Primary School | Primary | Community school | 194 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Royston Rail Station | Rail | 1.5 km |
| Meldreth Rail Station | Rail | 3.3 km |
| Shepreth Rail Station | Rail | 6.4 km |
| Ashwell & Morden Rail Station | Rail | 7.5 km |
Section 09
How Upper King Street, Royston compares
The median across the whole archive is £157,500. Upper King Street, Royston sits above that national figure — +7.6%.
Within Royston the street ranks 474 of 555 by median price, and its median is below the town figure of £225,000 (-24.7%).
Where an EPC floor area could be matched to the sale, the median works out at £2,870 per square metre, across 35 of the 138 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £15,000 to £770,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Upper King Street, Royston sits in Central Bedfordshire, in the East of England.
The Office for National Statistics puts the median home in Central Bedfordshire at 9.7 times median local earnings of £37,704 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- High Street£295,000 median
- Redwing Rise£215,000 median
- Mill Road£170,000 median
- Old North Road£177,000 median
- Princes Mews£144,000 median
- Kneesworth Street£138,500 median
- Queens Road£156,500 median
- New Road£216,000 median
- Orchard Road£211,000 median
- Cambridge Road£285,000 median
- North End£327,500 median
- Church Street£385,000 median
- Burns Road£117,500 median
- Shaftesbury Way£156,500 median
- Melbourn Road£249,998 median
- King James Way£146,000 median
Addresses with more than one recorded sale
- 75 Upper King Street7 sales
- FLAT 9, SILLENCE COURT Upper King Street4 sales
- FLAT 1, SILLENCE COURT Upper King Street4 sales
- FLAT 2, SILLENCE COURT Upper King Street4 sales
- 69 Upper King Street4 sales
- 1, MULBERRY COURT Upper King Street4 sales
- FLAT 15, SILLENCE COURT Upper King Street4 sales
- 65 Upper King Street4 sales
- 4, MULBERRY COURT Upper King Street3 sales
- FLAT 8, SILLENCE COURT Upper King Street3 sales
- 51 Upper King Street3 sales
- UNIT 9, ABBOTTS YARD, 35 Upper King Street3 sales
- 48 Upper King Street3 sales
- 6, MULBERRY COURT Upper King Street3 sales
- FLAT 3, SILLENCE COURT Upper King Street3 sales
- FLAT 13, SILLENCE COURT Upper King Street3 sales
- 67 Upper King Street3 sales
- 77 Upper King Street3 sales
- 65B Upper King Street3 sales
- 49 Upper King Street2 sales
- 71 Upper King Street2 sales
- FLAT 17, SILLENCE COURT Upper King Street2 sales
- UNIT 5, ABBOTTS YARD, 35 Upper King Street2 sales
- 2, the RANGE Upper King Street2 sales
Back to Royston house prices.
Quick answers
Common questions about this data
What is the average house price in Upper King Street, Royston?
The median price paid in Upper King Street, Royston across every sale on the register is £169,500. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Upper King Street, Royston?
138 sales are on record for Upper King Street, Royston, the most recent completing on 23 Jan 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Upper King Street, Royston house prices actually risen?
In cash, the median rose +115.0% between 2013 and 2023. In 2026 money — that is, after inflation — the change is +59.3%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Upper King Street, Royston house prices at their highest?
The highest yearly median on record is £330,000, set in 2023. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Upper King Street, Royston?
£2,870 per square metre, from the 35 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 23 Jan 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Upper King Street, Royston house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.