Is Preston a Nice Place to Live?

Preston is a small village located in North Hertfordshire, approximately three miles south of Hitchin. This quintessential English village offers a stark contrast to the busier nearby towns, with its rural charm and tight-knit community atmosphere. The area is known for its historic buildings, including the 14th-century St Martin’s Church, and picturesque countryside surroundings. While Preston offers tranquility and a genuine village lifestyle, potential residents should be aware that amenities are limited, and you’ll likely need a car for day-to-day living. The village represents a particular lifestyle choice – one that prioritises peace and community over convenience and urban facilities.

Is Preston safe?

Preston stands out as one of the safer places to live in Hertfordshire. The crime rates are significantly lower than the regional average, which is hardly surprising given its small size and semi-rural location. Most locals report feeling extremely safe walking around at any time of day.

The village’s tight-knit community serves as an informal neighbourhood watch, with residents typically looking out for one another. While no place is entirely crime-free, incidents in Preston tend to be minor and infrequent. The occasional reports of vehicle-related issues or minor disturbances are typically concentrated around a few specific areas like Templars Lane and School Lane, but these are rare compared to nearby towns.

The local police presence is minimal, simply because it’s not needed. When issues do arise, response times from Hitchin’s police station can be slightly longer due to the village’s location, but this is rarely a concern for residents.

Is Preston a nice place to live for families?

Preston has long been popular with families seeking a rural upbringing for their children, though the village’s small size means facilities are more limited than in larger settlements. The community spirit makes it particularly appealing to those wanting their children to grow up in a close-knit environment.

Schools

Preston Primary School sits at the heart of the village and is rated ‘Good’ by Ofsted. It’s a small school with approximately 100 pupils, creating an intimate learning environment where teachers know each child personally. The school benefits from strong community links and parental involvement.

For secondary education, families typically look to schools in Hitchin or Stevenage, as Preston doesn’t have its own secondary school. This means children will need to travel, usually by school bus or car, once they reach 11 years old. Competition for places at the more sought-after schools in Hitchin can be fierce, so parents often need to plan well ahead.

Family Activities

Preston Recreation Ground offers a modest playground and open space for children to play, though it’s not as extensive as facilities found in larger towns. The village’s real appeal for families lies in its countryside setting, with numerous footpaths and cycling routes providing natural play spaces.

The Red Lion pub is family-friendly and often hosts community events that bring together residents of all ages. For more structured activities like sports clubs, swimming lessons, or soft play, families typically travel to Hitchin or further afield.

School holidays can require additional planning for childcare and activities compared to living in a larger town with more facilities, but many families appreciate the freedom and safety children experience growing up in such a village environment.

Is Preston expensive?

There’s no sugar-coating it – Preston commands premium prices for its rural charm and desirable location. With an average property price of around £700,000, it sits well above the Hertfordshire average, which is already higher than most UK regions.

Terraced properties, often charming period cottages, typically sell for around £650,000, while semi-detached homes fetch approximately £795,000. The village’s limited housing stock means properties rarely come to market, creating additional pressure on prices when they do.

The rental market in Preston is extremely limited, with very few properties available at any given time. When rentals do appear, a typical two-bedroom house might command around £2,150 per month, reflecting the premium nature of the location.

For more affordable options, nearby Hitchin offers greater variety and slightly lower prices, particularly in areas further from the town centre. St Ippolyts provides a similar village feel at somewhat more accessible prices, while Great Wymondley offers another alternative with rural character but lower property values than Preston.

The premium prices reflect Preston’s unspoilt character, excellent community spirit, and the perception of exclusivity that comes with living in such a small, picturesque village within easy reach of London.

What transport links are there?

Preston’s transport links are functional but limited, reflecting its village status. There’s no railway station in the village itself, with residents typically driving to Hitchin station (about 3 miles away) for rail services. From Hitchin, trains reach London King’s Cross in approximately 30 minutes, making Preston feasible for commuters who don’t mind the additional leg to the station.

Bus services to Hitchin and surrounding areas exist but run infrequently, particularly in evenings and weekends. Most households find at least one car essential for daily life.

Road connections are reasonable, with the A602 providing access to the A1(M) within a few minutes’ drive. Luton Airport is approximately 15-20 minutes by car, offering good options for international travel.

Cycling to Hitchin is popular among more active residents during better weather, though narrow country lanes and lack of dedicated cycle paths can be challenging for less confident cyclists.

What amenities are available in Preston?

Preston’s amenities are extremely limited, which is either its charm or its challenge, depending on your perspective. The village has retained its traditional character partly by resisting commercial development.

The Red Lion pub serves as the social hub of the village, offering good food and regular community events. It’s the sort of place where locals gather and newcomers are welcomed, providing that crucial “third place” between home and work.

There’s no shop in the village itself – residents typically drive to Hitchin for supermarket shopping or use online delivery services. Similarly, healthcare facilities are absent, with residents registered at GP practices in Hitchin or surrounding areas.

For dining out beyond the pub, cultural activities, or shopping, Hitchin is the go-to destination, with its market square, independent shops, and range of restaurants. This lack of amenities is the trade-off for Preston’s unspoilt village atmosphere and is a key consideration for potential residents.

What is the surrounding outdoor area like?

The countryside surrounding Preston is one of its greatest assets. The village is encircled by classic Hertfordshire landscapes of gentle hills, ancient woodlands, and patchwork fields. Kiln Wood offers beautiful walks with carpets of bluebells in spring, while numerous public footpaths criss-cross the farmland, providing endless options for ramblers.

Preston Recreation Ground provides a more formal outdoor space within the village itself, with open areas for ball games and a children’s playground. The annual village cricket matches held here epitomise the traditional English village lifestyle that Preston represents.

For nature enthusiasts, the area supports diverse wildlife, with deer, foxes, badgers, and numerous bird species commonly spotted. The lack of light pollution also makes Preston a surprisingly good spot for stargazing on clear nights.

Gardeners will find the clay-heavy soil challenging but fertile, with many village homes boasting impressive gardens. The annual Preston Open Gardens event showcases some spectacular private spaces, fostering community pride and horticultural competition in equal measure.

So, what’s the verdict?

Preston offers a very specific lifestyle that will either feel idyllic or isolating, depending on what you’re looking for. Its strengths lie in its genuine community spirit, beautiful rural setting, low crime rates, and escape from urban bustle. The village has successfully maintained its character where many similar settlements have seen it eroded.

The challenges are equally clear: limited amenities, dependence on cars, premium property prices, and fewer options for spontaneous activities. For families, the primary school is well-regarded, but secondary education requires travel.

Preston works best for those who value peace, community, and countryside over convenience. It suits commuters who want a complete contrast to city working life, those who work from home, or retirees seeking a quieter pace. If you’re seeking nightlife, extensive amenities, or transport convenience, Preston will likely feel too restrictive.

What are the alternatives?

If Preston appeals but doesn’t quite tick all boxes, several alternatives offer similar benefits with different balances of pros and cons.

St Ippolyts provides a similar village feel but with slightly better amenities and more varied housing stock at somewhat lower prices. It’s marginally closer to Hitchin, reducing the isolation factor.

For those prioritising transport links while keeping a semi-rural feel, Knebworth offers a direct train station with services to London, more local amenities, but less of the exclusive village atmosphere.

Hitchin itself, particularly the northern outskirts, provides a compromise with far better amenities and transport while still offering character and community, albeit with more traffic and people.

Great Wymondley offers another small village alternative with slightly lower property prices but similar limitations in terms of amenities.

Each of these alternatives shifts the balance between rural charm and practical convenience in slightly different ways, allowing potential residents to find their own sweet spot between Preston’s unspoilt village life and the facilities of larger settlements.