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Neighbourhood · Breckland

Swaffham: house prices and how the area is changing

Official figures for the Swaffham neighbourhood of Breckland, England (ONS area Breckland 007). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes PE32, PE37. Figures that read a point use the neighbourhood's centre, near PE37 7DJ.

A middle-income neighbourhood, changing little against Breckland

Swaffham is a middle-income neighbourhood; it is changing little against Breckland (few signs of gentrification: 3 of 18 signals rising, 1 falling). Houses here typically resell for £245,000 (median resale price, 2023-2025). Recorded crime is higher than across Breckland (1.3 times the borough's rate).

The neighbourhood in brief, from the figures on this page. Summary updated 13 October 2026; source dates are shown below.

Typical house price

£245,000

Median resale price of houses in the neighbourhood, 2023-2025; +27% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance +0.05; 3 of 18 signals up, 1 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 6 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 6 small areas range from decile 2 to 6.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£45,900

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.3 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Where Swaffham sits in Breckland

  • Typical house price: 6th lowest of 17 neighbourhoods in Breckland
  • Average household income: 5th lowest of 17 neighbourhoods in Breckland

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 13 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Swaffham

House prices: Swaffham against Breckland: This neighbourhood £51k (1995) to £248k (2026); Breckland £47k (1995) to £260k (2026).£76k£246k2026202120162011200620011995This neighbourhood£248kBreckland£260k
Median resale price of houses each year here and across Breckland, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Swaffham against Breckland: This neighbourhood £44k (2002) to £104k (2018); Breckland £50k (2002) to £111k (2026).£55k£121k2026202220182014201020062002This neighbourhood£104kBreckland£111k
Median resale price of flats each year here and across Breckland, 2002 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

3 of 18 counted signals point towards rising affluence against Breckland, 1 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Single-person households under 65
  • Homes improving their energy rating
  • Homes selling

Falling behind the borough

  • Anti-social behaviour

Schools nearby

Nearest state schools

  • Nearest state primary school Heartwood CofE VC Primary & Nursery School 120 m from the neighbourhood's centre. Ofsted: Good (Jul 2023).
  • Nearest state secondary school The Nicholas Hamond Academy 560 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 4 areas, Needs attention in 2 (Mar 2026).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Swaffham

What is the typical house price in Swaffham?

£245,000. Median resale price of houses in the neighbourhood, 2023-2025; +27% against 2017-2019.

How does Swaffham compare with the rest of Breckland?

Typical house price: 6th lowest of 17 neighbourhoods in Breckland. Average household income: 5th lowest of 17 neighbourhoods in Breckland.

Is Swaffham an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Swaffham gentrifying?

Few signs. Weighted balance +0.05; 3 of 18 signals up, 1 down, against the borough.

Which state schools are nearest to Swaffham?

Nearest state primary school. Heartwood CofE VC Primary & Nursery School. 120 m from the neighbourhood's centre. Ofsted: Good (Jul 2023). Nearest state secondary school. The Nicholas Hamond Academy. 560 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 4 areas, Needs attention in 2 (Mar 2026).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.