Is Abbots Langley and Kings Langley a good place to live?
Living in Abbots Langley and Kings Langley, Hertfordshire: house prices, crime, schools and the practical details to check before you move.
On this page
Abbots Langley and Kings Langley at a glance
Abbots Langley and Kings Langley is in Hertfordshire, East of England. Its recorded local authority is Three Rivers. Flats sold for a median £265,000, compared with £465,000 across all property types (12 months to July 2026). Gigabit-capable broadband was available to 88.8% of premises (January 2026). Whether it suits you comes down to the home and neighbourhood: compare the property you can afford, the schools relevant to your household and the checks needed at the exact address.
Sources and periods vary by measure. See the source register · How we use the data
Where is Abbots Langley and Kings Langley, and who lives here?
Abbots Langley and Kings Langley is in Hertfordshire, East of England. Its recorded local authority is Three Rivers.
The mapped town had 18,203 residents in Census 2021. This describes the town area, rather than the wider council area.
| County / area | Hertfordshire |
|---|---|
| Region | East of England |
| Local authority | Three Rivers |
| Population | 18,203 · Census 2021 |
Office for National Statistics · ONS BUA 2024 / LAD December 2025 / hierarchy April 2025. Source details
Office for National Statistics · Census 2021, BUA24 geography; released May 2026. Source details
View population and age groups
| Under 16 | 18.8% |
|---|---|
| 16–24 | 9.1% |
| 25–64 | 53.0% |
| 65 and over | 19.1% |
ONS best-fits the Census counts to the built-up-area geography. The population displayed here must not silently replace the denominator used in the crime rate.
How much do homes sell for in Abbots Langley and Kings Langley?
The median recorded sold price in Abbots Langley and Kings Langley is £465,000, based on 169 transactions in the published 12-month window. This is not a current asking-price estimate or a measure of affordability relative to income.
For a nearby reference, Bricket Wood’s median was £610,000 across 49 sales—£145,000 above Abbots Langley and Kings Langley in the same source period. These are different mixes of homes, not a like-for-like valuation. See nearby comparisons
- Median recorded sale
- £465,000
- Recorded sales in the period
- 169
| Detached | £868,000 |
|---|---|
| Semi-detached | £592,500 |
| Terraced | £425,000 |
| Flat / maisonette | £265,000 |
View recorded price changes
| One-year change | 3.3% |
|---|---|
| Five-year change | -7.0% |
A change in the mix of properties sold can move the median. These are nominal comparisons, not a forecast or an inflation-adjusted price index.
See recent sales
Scroll sideways to see all columns.
| Date | Property type | Postcode | Price |
|---|---|---|---|
| 17 July 2026 | Detached | WD4 8DU | £770,000 |
| 17 July 2026 | Terraced | WD5 0LT | £425,000 |
| 14 July 2026 | Flat | WD4 8GY | £230,000 |
| 10 July 2026 | Semi-detached | WD4 8DT | £620,000 |
| 3 July 2026 | Detached | WD4 9HS | £900,000 |
| 3 July 2026 | Flat | WD4 8JT | £170,000 |
| 3 July 2026 | Semi-detached | WD4 8BR | £700,000 |
| 2 July 2026 | Semi-detached | WD4 8HA | £695,000 |
| 1 July 2026 | Semi-detached | WD4 8EX | £780,000 |
| 29 June 2026 | Flat | WD4 8GZ | £282,500 |
Property-type samples may be smaller still. The mix of homes sold affects medians; these are not like-for-like valuations.
HM Land Registry · 12 months to July 2026. Source details
Is Abbots Langley and Kings Langley safe? What the crime data shows
Kerbside does not classify Abbots Langley and Kings Langley as safe or unsafe. The published 12-month Police.uk dataset records 67.5 incidents per 1,000 residents, including antisocial behaviour. Reporting, policing, visitor numbers and the source coverage all affect the figure.
| Total incidents in the period | 1,105 |
|---|---|
| Incidents per 1,000 residents | 67.5 |
| Population denominator | 16,365 |
| Violence and sexual offences per 1,000 | 25.9 |
| Antisocial behaviour per 1,000 | 13.3 |
| Burglary per 1,000 | 3.9 |
| Vehicle crime per 1,000 | 4.1 |
| Robbery per 1,000 | 0.2 |
The categories shown are a selection, not the whole total. The rate uses the recorded source denominator above, not the newer Census count. Town-wide rates hide differences between streets and neighbourhoods.
Home Office / Police.uk · July 2025 to June 2026 · 12 months. Source details
How are schools rated in Abbots Langley and Kings Langley?
5 of 5 schools with a recorded overall grade have a Good or Outstanding grade (100%). These are historical grades from inspections between 2019 and 2023, not new inspections in the source-download year.
View all 5 school records
Scroll sideways to see all columns.
| School | Phase | Historical grade |
|---|---|---|
| Holy Rood Catholic Primary SchoolAcademy converter · WD17 4FS | PrimaryAges 3–11 | Outstanding20 September 2023 |
| Breakspeare SchoolCommunity special school · WD5 0BU | Ages 2–19 | Outstanding21 March 2023 |
| Divine Saviour Roman Catholic Primary SchoolAcademy converter · WD5 0HW | PrimaryAges 3–11 | Good14 June 2023 |
| St Paul's Church of England Primary School, LangleyburyVoluntary aided school · WD4 8RJ | PrimaryAges 3–11 | Good14 July 2023 |
| Tanners Wood Junior Mixed and Infant SchoolCommunity school · WD5 0LG | PrimaryAges 3–11 | Good27 November 2019 |
A historical grade does not establish catchment eligibility, available places or suitability for a particular child. Source extraction dates are not inspection dates.
Department for Education · Historical overall grades 2009–2024 · GIAS 2026-09-01 + Ofsted 2026-07-31. Source details
What flood risk is mapped in Abbots Langley and Kings Langley?
0.85% of Abbots Langley and Kings Langley’s mapped land is in Flood Zone 3. Flood Zone 2 excluding Zone 3 covers 2.03%. Separately, 5.33% has at least a 1% annual chance of surface-water flooding in the source model. These are land-area measures, not a property-level assessment; do not add the two models together.
River and sea planning zones
| Flood Zone 3 | 0.85% |
|---|---|
| Flood Zone 2, excluding Zone 3 | 2.03% |
Environment Agency · Flood Map for Planning Flood Zones, revision 20 May 2026. Source details
Surface-water flooding
| High modelled likelihood | 3.51% |
|---|---|
| Medium modelled likelihood | 1.82% |
| Low modelled likelihood | 5.41% |
Environment Agency · NaFRA2 RoFSW v202509. Source details
Land coverage is not the percentage of homes expected to flood. Areas outside mapped bands are not guaranteed flood-free. Check the actual address before a purchase.
What broadband is available?
of premises have gigabit-capable broadband available.
| Gigabit-capable | 88.8% |
|---|---|
| Full fibre | 87.1% |
| Superfast · 30 Mbps or more | 97.8% |
| Premises without decent broadband | 0.0% |
| Premises in the dataset | 8,476 |
Availability is not measured speed or a guarantee of a particular package. Ofcom’s “decent broadband” measure is at least 10 Mbps download and 1 Mbps upload.
Ofcom · January 2026. Source details
Check broadband at your address
Compare available plans before you move.
Compare broadband →Opens Broadband Genie. Available deals may not cover every provider. Kerbside earns no commission.
How energy-efficient are homes in Abbots Langley and Kings Langley?
The dataset includes 3,988 domestic properties with a usable latest certificate. 56.7% are rated C or above.
| Mean energy-efficiency score | 68 · Band D |
|---|---|
| Rated C or above | 56.7% |
| Mean recorded CO₂ emissions | 3.4 tonnes / year |
| Properties represented | 3,988 |
View the EPC band distribution
| Band A | 0.2% |
|---|---|
| Band B | 11.2% |
| Band C | 45.3% |
| Band D | 31.1% |
| Band E | 11.0% |
| Band F | 1.0% |
| Band G | 0.2% |
The latest certificate per property within the source’s ten-year validity window is used. These are assessed properties, not every home. Emissions are estimates, not measured household use.
Ministry of Housing, Communities and Local Government · MHCLG domestic EPC register August 2026. Source details
Planning activity and local heritage
What do planning figures show?
The Three Rivers local planning authority received 911 applications in the published annual period. 89.5% of recorded decisions were approvals.
These are local-authority totals, not applications inside the town boundary. Approval rates use decisions as their denominator, not applications received. They do not predict approval for an individual proposal.
Ministry of Housing, Communities and Local Government · MHCLG PS1/PS2 year to Mar 2026. Source details
Listed buildings
There are 91 listed-building records mapped to the town.
| Grade I | 1 |
|---|---|
| Grade II* | 6 |
| Grade II | 84 |
For a particular property, check the official listing and the council’s conservation-area boundaries. A town count does not establish whether an address is designated.
Historic England · Listed buildings Sep 2026; conservation areas Jul 2025. Source details
Air quality and deprivation
What does the air-quality model show?
| PM2.5 annual mean | 7.5 µg/m³ |
|---|---|
| PM10 annual mean | 12.6 µg/m³ |
| Nitrogen dioxide (NO₂) annual mean | 10.6 µg/m³ |
An annual background estimate is not today’s air quality or pollution beside a particular road. It cannot establish an individual’s exposure.
Department for Environment, Food and Rural Affairs · Defra PCM 2024. Source details
How should deprivation data be read?
| Population-weighted mean IMD decile | 7.8 |
|---|---|
| Constituent areas in deciles 1–3 | 0.0% |
| Constituent areas in deciles 8–10 | 60.0% |
Lower deciles indicate greater relative deprivation. The town mean is not an official national town rank or a judgement about individual residents; conditions vary within each town.
Ministry of Housing, Communities and Local Government · English Indices of Deprivation 2025 (corrected v2). Source details
Which towns are near Abbots Langley and Kings Langley?
Scroll sideways to see all columns.
| Town | Distance | Median sold price | Sales |
|---|---|---|---|
| Rucklers LaneHertfordshire1.4 miles away | 1.4 miles | — | — |
| BedmondHertfordshire1.5 miles away | 1.5 miles | — | — |
| ChipperfieldHertfordshire2.2 miles away | 2.2 miles | — | — |
| CommonwoodHertfordshire2.4 miles away | 2.4 miles | — | — |
| Chandler's CrossHertfordshire2.5 miles away | 2.5 miles | — | — |
| SarrattHertfordshire2.9 miles away | 2.9 miles | — | — |
| Bricket WoodHertfordshire3.0 miles away | 3.0 miles | £610,000 | 49 |
| Hemel HempsteadHertfordshire3.2 miles away | 3.2 miles | £407,500 | 930 |
| Watford (Watford)Hertfordshire4.4 miles away | 4.4 miles | £436,250 | 1,020 |
| RickmansworthHertfordshire4.9 miles away | 4.9 miles | £607,500 | 308 |
Distances describe geographic proximity, not a road journey or a public-transport connection. Price comparisons use the same published source period and require at least 20 sales; a dash means no eligible comparison, not a zero price.
Office for National Statistics · ONS BUA 2024 / LAD December 2025 / hierarchy April 2025. Source details
More questions about living in Abbots Langley and Kings Langley
Is Abbots Langley and Kings Langley a good place to live?
Abbots Langley and Kings Langley is in Hertfordshire, East of England. Its recorded local authority is Three Rivers. Flats sold for a median £265,000, compared with £465,000 across all property types (12 months to July 2026). Gigabit-capable broadband was available to 88.8% of premises (January 2026). Whether it suits you comes down to the home and neighbourhood: compare the property you can afford, the schools relevant to your household and the checks needed at the exact address.
Where is Abbots Langley and Kings Langley?
Abbots Langley and Kings Langley is in Hertfordshire, East of England. Its recorded local authority is Three Rivers.
What is the population of Abbots Langley and Kings Langley?
Abbots Langley and Kings Langley has a population of 18,203 on the Census 2021, BUA24 geography; released May 2026 town geography used by Kerbside.
How much do homes sell for in Abbots Langley and Kings Langley?
The median recorded sold price in Abbots Langley and Kings Langley is £465,000, based on 169 transactions in the published 12-month window. This is not a current asking-price estimate or a measure of affordability relative to income.
Is Abbots Langley and Kings Langley safe?
Kerbside does not classify Abbots Langley and Kings Langley as safe or unsafe. The published 12-month Police.uk dataset records 67.5 incidents per 1,000 residents, including antisocial behaviour. Reporting, policing, visitor numbers and the source coverage all affect the figure.
How are schools rated in Abbots Langley and Kings Langley?
5 of 5 schools with a recorded overall grade have a Good or Outstanding grade (100%). These are historical grades from inspections between 2019 and 2023, not new inspections in the source-download year.
What broadband coverage is available in Abbots Langley and Kings Langley?
In Abbots Langley and Kings Langley, 88.84% of premises have gigabit-capable coverage and 87.05% have full-fibre coverage. Availability at an individual address and the package a provider will sell there may differ.
What do EPC records show for homes in Abbots Langley and Kings Langley?
Across 3,988 recorded domestic properties in Abbots Langley and Kings Langley, 56.70% are rated C or above. The source keeps the latest certificate per property within its ten-year window; this does not represent every home or certify current running costs.
What mapped flood risk is shown for Abbots Langley and Kings Langley?
0.85% of Abbots Langley and Kings Langley’s mapped land is in Flood Zone 3. Flood Zone 2 excluding Zone 3 covers 2.03%. Separately, 5.33% has at least a 1% annual chance of surface-water flooding in the source model. These are land-area measures, not a property-level assessment; do not add the two models together.
Where the data comes from
Dates below distinguish the period represented by the data from when the source was collected and published here. How we use these sources
Locator mapStored town centroid · Natural Earth land outline
The point uses the town location retained by the controlled base-geography publication, including its documented legacy-centroid fallbacks. It is approximate and does not delineate the statistical boundary, flood risk or individual properties. Base-geography source
Generalised land outline: Natural Earth 1:50m countries, simplified for display; public domain. The map does not load third-party tiles or tracking.
Built-up areas and administrative geographyOffice for National Statistics · ONS BUA 2024 / LAD December 2025 / hierarchy April 2025
- Data version
- ONS BUA 2024 / LAD December 2025 / hierarchy April 2025
- Source published
- 29 April 2026
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- annual
- Towns with a published result
- 7,099
Open original source · Open Government Licence v3.0
Publication reference: 57acc0a8-b401-48c6-aab6-bbf71f0f8653. A published result is not a guarantee of complete local coverage.
Understanding towns in England and WalesOffice for National Statistics · Census 2021, BUA24 geography; released May 2026
- Data version
- Census 2021, BUA24 geography; released May 2026
- Source published
- 15 May 2026
- Retrieved by Kerbside
- 3 September 2026
- Published on Kerbside
- 3 September 2026
- Refresh cadence
- release-based
- Towns with a published result
- 1,266
Open original source · Open Government Licence v3.0
Publication reference: 9c95eeab-00b4-4a59-ba69-482644419c71. A published result is not a guarantee of complete local coverage.
Price Paid DataHM Land Registry · HM Land Registry Price Paid Data 2021-2026 through July 2026
- Data version
- HM Land Registry Price Paid Data 2021-2026 through July 2026
- Source published
- 28 August 2026
- Retrieved by Kerbside
- 1 September 2026
- Published on Kerbside
- 1 September 2026
- Refresh cadence
- monthly
- Towns with a published result
- 6,150
Open original source · Open Government Licence v3.0
Publication reference: b636c9b0-ad56-425a-864a-6c1c2b7b13ac. A published result is not a guarantee of complete local coverage.
Police.uk street-level crimeHome Office / Police.uk · 2026-06
- Data version
- 2026-06
- Source published
- 29 July 2026
- Retrieved by Kerbside
- 1 September 2026
- Published on Kerbside
- 1 September 2026
- Refresh cadence
- monthly
- Towns with a published result
- 6,260
Open original source · Open Government Licence v3.0
Publication reference: 4d94afb3-682c-4003-9eef-f006b8451ce9. A published result is not a guarantee of complete local coverage.
Get Information About SchoolsDepartment for Education · GIAS 2026-09-01 + Ofsted 2026-07-31
- Data version
- GIAS 2026-09-01 + Ofsted 2026-07-31
- Source published
- 1 September 2026
- Retrieved by Kerbside
- 1 September 2026
- Published on Kerbside
- 1 September 2026
- Refresh cadence
- monthly
- Towns with a published result
- 5,070
Open original source · Open Government Licence v3.0
Publication reference: bfa454a5-2429-4fcf-9562-02ab8aec64e4. A published result is not a guarantee of complete local coverage.
Connected Nations fixed broadbandOfcom · Ofcom Connected Nations Spring 2026 (January 2026, v2)
- Data version
- Ofcom Connected Nations Spring 2026 (January 2026, v2)
- Source published
- 7 July 2026
- Retrieved by Kerbside
- 1 September 2026
- Published on Kerbside
- 1 September 2026
- Refresh cadence
- annual
- Towns with a published result
- 6,250
Open original source · Open Government Licence v3.0
Publication reference: 1de793a3-4b49-451e-b8e6-a53dabe9ff24. A published result is not a guarantee of complete local coverage.
Energy Performance CertificatesMinistry of Housing, Communities and Local Government · MHCLG domestic EPC register August 2026
- Data version
- MHCLG domestic EPC register August 2026
- Source published
- 1 September 2026
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- quarterly
- Towns with a published result
- 6,336
Open original source · Open Government Licence v3.0
Publication reference: fbe075dd-3890-4075-adcc-1af0da0943e5. A published result is not a guarantee of complete local coverage.
Flood Map for Planning - Flood ZonesEnvironment Agency · Flood Map for Planning Flood Zones, revision 20 May 2026
- Data version
- Flood Map for Planning Flood Zones, revision 20 May 2026
- Source published
- 20 May 2026
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- as needed
- Towns with a published result
- 6,807
Open original source · Open Government Licence v3.0
Publication reference: e315db85-8651-4532-b88f-b0f6233390a3. A published result is not a guarantee of complete local coverage.
Risk of Flooding from Surface WaterEnvironment Agency · NaFRA2 RoFSW v202509
- Data version
- NaFRA2 RoFSW v202509
- Source published
- 17 September 2025
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- as needed
- Towns with a published result
- 6,807
Open original source · Open Government Licence v3.0
Publication reference: 5ebbae90-38ab-4f73-abc7-b515beec4ae8. A published result is not a guarantee of complete local coverage.
District planning application statisticsMinistry of Housing, Communities and Local Government · MHCLG PS1/PS2 year to Mar 2026
- Data version
- MHCLG PS1/PS2 year to Mar 2026
- Source published
- 19 June 2026
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- quarterly
- Towns with a published result
- 7,094
Open original source · Open Government Licence v3.0
Publication reference: ef472acd-f430-4e09-a212-b3576567ee57. A published result is not a guarantee of complete local coverage.
Listed buildings and conservation areasHistoric England · Listed buildings Sep 2026; conservation areas Jul 2025
- Data version
- Listed buildings Sep 2026; conservation areas Jul 2025
- Source published
- 2 September 2026
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- monthly
- Towns with a published result
- 6,807
Open original source · Open Government Licence v3.0
Publication reference: b6109497-cc70-4816-bd75-8bbd151d2bca. A published result is not a guarantee of complete local coverage.
Modelled background pollution dataDepartment for Environment, Food and Rural Affairs · Defra PCM 2024
- Data version
- Defra PCM 2024
- Source published
- 30 September 2025
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- annual
- Towns with a published result
- 6,807
Open original source · Open Government Licence v3.0
Publication reference: a9cb6fbd-3b88-4fc0-90b9-e3f8d751e96e. A published result is not a guarantee of complete local coverage.
English Indices of DeprivationMinistry of Housing, Communities and Local Government · English Indices of Deprivation 2025 (corrected v2)
- Data version
- English Indices of Deprivation 2025 (corrected v2)
- Source published
- 17 November 2025
- Retrieved by Kerbside
- 2 September 2026
- Published on Kerbside
- 2 September 2026
- Refresh cadence
- approximately every five years
- Towns with a published result
- 3,793
Open original source · Open Government Licence v3.0
Publication reference: b9817fd7-2109-4c23-937f-7b5bc28b0d53. A published result is not a guarantee of complete local coverage.