Codicote is a quaint Hertfordshire village situated between Welwyn Garden City and Hitchin that combines rural charm with surprisingly decent amenities. The village has developed a reputation as a peaceful retreat for those seeking countryside living without completely sacrificing convenience. Local opinion generally regards Codicote as a pleasant place to settle down, though the rising house prices have become a talking point among residents and prospective buyers alike.
This article examines what life in Codicote is actually like, from its remarkably low crime rates to its somewhat limited transport links. We’ll look at whether the local schools are worth the property premium, which parts offer the best value, and whether you might be better off considering nearby alternatives like Knebworth or Welwyn instead.
Is Codicote safe?
Codicote boasts significantly lower crime rates than the regional average, making it one of the safer villages in Hertfordshire. Most locals will tell you they feel perfectly comfortable walking around at night, and many don’t bother locking their doors during the day – though this practice is gradually changing as new residents move in from London.
The village’s crime hotspots, such as they are, tend to be concentrated around Tower Road, Valley Road, and Rabley Heath Road, though these “hotspots” would barely register as concerns in larger towns. Anti-social behaviour occasionally crops up, particularly during summer months when teenagers have little to do in the evenings beyond gathering in the recreation ground.
As local resident Janet Thornberry told the Codicote Chronicle last month: “I’ve lived here 40 years and never once felt unsafe. The biggest crime around here is the price they charge for a pint at The Bell!”
Is Codicote a nice place to live for families?
Codicote has become increasingly popular with families over the past decade, largely due to its rural setting and strong community feel. The village has retained its traditional annual events like the Codicote Village Day in July, which transforms the recreation ground into a festival of local stalls, activities and entertainment.
Parks and Recreation
The village recreation ground offers a decent playground for younger children, though teenagers often complain there’s “nothing to do.” The Codicote Sports and Social Club runs various activities throughout the year, including cricket in summer and football in winter. For more substantial facilities, most residents head to Welwyn Garden City or Stevenage.
Schools
Codicote Primary School is the village’s only school, rated ‘Good’ by Ofsted. It’s a small, community-focused school with around 200 pupils. While not rated Outstanding, it enjoys a solid reputation locally, with parents praising its nurturing environment and village fete involvement.
For secondary education, most children travel to schools in Welwyn Garden City, Stevenage or Hitchin. Some parents attempt to get their children into the outstanding primary schools further afield, though catchment areas make this increasingly difficult. The lack of an outstanding secondary school nearby means many families face the school run dilemma when children reach 11.
Is Codicote expensive?
There’s no sugar-coating it – Codicote commands premium prices compared to some nearby areas, with an overall average property price of £465,000 last year. The village has seen a steady price increase as Londoners seeking a rural escape have discovered its convenient location.
Terraced properties represent the most affordable option, averaging around £345,000, while detached homes command an eye-watering £815,000 on average. The northern end of the village, particularly around High Street, tends to be more expensive, with properties boasting countryside views commanding the highest premiums.
The rental market in Codicote is relatively limited, with fewer properties available than the regional average. A two-bedroom cottage typically costs around £1,400 per month, while larger family homes can reach £3,500 for a four-bedroom property.
For better value, many house-hunters look to nearby Knebworth or even the outskirts of Stevenage, where similar properties can be found for 10-15% less. The trade-off, of course, is missing out on Codicote’s village atmosphere and rural setting.
What transport links are there?
Transport is Codicote’s Achilles’ heel. The village lacks a train station, with most residents driving to Knebworth (about 10 minutes away) or Welwyn Garden City for rail connections to London King’s Cross (roughly 30 minutes from Knebworth).
Bus services are limited, with the 44 route connecting to Stevenage and Luton, but services become sparse in evenings and weekends. One local described the bus service as “theoretical rather than practical” in a parish council meeting last year.
Road connections are Codicote’s saving grace. The B656 runs through the village, providing easy access to the A1(M) at Junction 6 for north-south travel. Most households find at least one car essential, with many families running two vehicles due to the limited public transport options.
What amenities are available in Codicote?
For a village of its size, Codicote offers surprisingly decent amenities. The High Street maintains a traditional village feel with a mix of practical services and social venues.
Food shopping options include a Costcutter and Sunny’s Premier convenience store, which cover the basics but most residents drive to larger supermarkets in Welwyn Garden City or Stevenage for their main shop. The village also boasts a Post Office, pharmacy, barber shop and hair salon.
Dining options include Codicote Spice, a well-regarded Indian restaurant that draws visitors from surrounding villages, and Cafe 77, a popular brunch spot. The UNIQUE Bar and Grill offers evening meals, while cycling enthusiasts often stop at SpokeCyclesCC café during weekend rides through the area.
The village’s pubs deserve special mention – The Bell and The Globe are both traditional village pubs with decent food offerings. The Bell hosts a popular quiz night every other Thursday that regularly packs out the place and has become something of a local institution.
What is the surrounding outdoor area like?
The countryside surrounding Codicote is one of its strongest selling points. The village is encircled by Hertfordshire’s rolling green fields, with numerous public footpaths offering pleasant walks. The Codicote Circular Walk is a popular 5-mile route taking in the best of the local landscape.
Nearby Knebworth Park offers extensive grounds for longer walks, while Sherrards Wood and Mardley Heath provide woodland alternatives within a short drive. Fairlands Valley Park in Stevenage offers more formal park facilities including boating lakes and playgrounds.
Horse riding is popular in the area, with several stables offering lessons and hacking opportunities in the surrounding countryside. The village’s elevated position means many properties enjoy lovely views across the Hertfordshire landscape.
So, what’s the verdict?
Codicote offers a genuine village lifestyle within commuting distance of London, but at a price. For those who value community spirit, countryside access, and relative tranquility, it delivers admirably. The village strikes a balance between rural charm and practicality, with just enough amenities to avoid constant trips elsewhere.
The downsides are clear: property prices that continue to climb, limited public transport options, and the need to travel for secondary education and more substantial shopping. It’s not the place for those seeking vibrant nightlife or extensive facilities on the doorstep.
For families and older residents particularly, Codicote offers a quality of life that many find worth the premium. The crime rates alone provide peace of mind that’s increasingly rare, while the community events create a sense of belonging that many larger towns lack.
What are the alternatives?
Knebworth offers similar village charm with the significant advantage of a train station, though property prices are comparable. Welwyn and Welwyn Garden City provide more amenities and better transport links at similar prices, but with less rural character.
For better value, villages like Whitwell or Kimpton offer more affordable options but with even fewer amenities and more challenging transport links. Stevenage offers substantially more affordable housing and excellent amenities but lacks the village atmosphere that draws many to Codicote.
Ultimately, Codicote suits those willing to pay a premium for a quintessential English village experience without completely sacrificing convenience. For many residents, that combination makes it worth every penny of the Hertfordshire premium.
