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Buying on Field Road

Before you offer on a home on Field Road: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the street.

1 thing to raise before an offer (checked at HP12 4LR), and a street where the typical sale was £338k. In Sands.

1 to check4 clear£338k typical on Field Road

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) moderate, soluble rock (sinkholes) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Radon: up to 1–3% of homes above the action levelThis 1 km square includes a radon affected area. Ask whether the home has been tested; a three-month test is simple and cheap, and only a test shows a home's level (UKHSA/BGS).
Note
Busy road: C, 910 m awayAbout 9,952 vehicles a day in 2019 (DfT traffic counts).
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Quiet by WHO standardsRoad traffic about 53 dB (24-hour average), under the WHO guideline of 53.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£338ktypical sale on Field Road, last 10 years

£4,219typical price per m² in Sands

£3,010–£4,670per m² for homes on Field Road sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,219 for a neighbourhood benchmark: 90 m² comes to about £380k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Sands

Sands

+40% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	25	£535k	£259k – £950k
Semi-detached	59	£413k	£163k – £625k
Terraced	17	£360k	£228k – £425k
Flat	38	£205k	£90k – £340k

Standard sales in Sands. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

3sales on Field Road in the last two years

139sales in Sands in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes on Field Road

Home	Last sold	Floor area
2, Field RoadFlat	£196,350, Jan 2016	58 m²	Buyer's report →
2a, Field RoadFlat	£205,000, Dec 2024	50 m²	Buyer's report →
8, Field RoadTerraced	£337,500, Nov 2016	112 m²	Buyer's report →
12, Field RoadTerraced	£420,000, Aug 2025	90 m²	Buyer's report →
14, Field RoadSemi-detached	£67,000, Sept 1995	116 m²	Buyer's report →
16, Field RoadSemi-detached	£228,500, Oct 2012	110 m²	Buyer's report →
18, Field RoadSemi-detached	£235,000, Mar 2011	114 m²	Buyer's report →
20, Field RoadSemi-detached	£250,000, Feb 2005	–	Buyer's report →
24, Field RoadTerraced	£77,500, Jul 1997	–	Buyer's report →
26, Field RoadTerraced

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Looking along the street…

Buying on Field Road

1 thing to raise before an offer (checked at HP12 4LR), and a street where the typical sale was £338k. In Sands.

1 to check4 clear£338k typical on Field Road

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) moderate, soluble rock (sinkholes) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Radon: up to 1–3% of homes above the action levelThis 1 km square includes a radon affected area. Ask whether the home has been tested; a three-month test is simple and cheap, and only a test shows a home's level (UKHSA/BGS).

Note

Busy road: C, 910 m awayAbout 9,952 vehicles a day in 2019 (DfT traffic counts).

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Quiet by WHO standardsRoad traffic about 53 dB (24-hour average), under the WHO guideline of 53.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£338ktypical sale on Field Road, last 10 years

£4,219typical price per m² in Sands

£3,010–£4,670per m² for homes on Field Road sold since 2015

Multiply a home's floor area (on its energy certificate) by £4,219 for a neighbourhood benchmark: 90 m² comes to about £380k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Sands, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£181k	£151k	£990 a month	6.6%
2 beds	£276k	£242k	£1,240 a month	5.4%
3 beds	£428k	£388k	£1,560 a month	4.4%
4+ beds	£532k	£461k	£2,040 a month	4.6%
All homes	£406k	£277k	£1,370 a month	4.0%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare. Gross yield = a year's rent ÷ value, before costs. Compare it with other places