See a sample

Neighbourhood · Colchester

Horkesley Heath, Langham & Dedham: house prices and how the area is changing

Official figures for the Horkesley Heath, Langham & Dedham neighbourhood of Colchester, England (ONS area Colchester 001). Headline figures assembled 2 November 2026. Postcodes CO4, CO6, CO7. Figures that read a point use the neighbourhood's centre, near CO4 5NP.

An affluent neighbourhood, changing little against Colchester

Horkesley Heath, Langham & Dedham is an affluent neighbourhood; it is changing little against Colchester (few signs of gentrification: 0 of 16 signals rising, 1 falling). Houses here typically resell for £498,500 (median resale price, 2023-2025). Recorded crime is lower than across Colchester (0.5 times the borough's rate) and the nearest railway station, Colchester, is 5.5 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 2 November 2026; source dates are shown below.

Typical house price

£498,500

Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

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 -0.11; 0 of 16 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 7 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 7 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£69,100

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

Source: Office for National Statistics

Recorded crime

0.5 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 Horkesley Heath, Langham & Dedham sits in Colchester

  • Typical house price: the highest of 21 neighbourhoods in Colchester
  • Average household income: 5th highest of 21 neighbourhoods in Colchester

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 2 November 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 Horkesley Heath, Langham & Dedham

House prices: Horkesley Heath, Langham & Dedham against Colchester: This neighbourhood £93k (1995) to £470k (2026); Colchester £56k (1995) to £343k (2026).£113k£443k2026202120162011200620011995This neighbourhood£470kColchester£343k
Median resale price of houses each year here and across Colchester, 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: Horkesley Heath, Langham & Dedham against Colchester: This neighbourhood £35k (1995) to £110k (2007); Colchester £33k (1995) to £170k (2026).£51k£159k2026202120162011200620011995This neighbourhood£110kColchester£170k
Median resale price of flats each year here and across Colchester, 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).

Source: HM Land Registry Price Paid Data, held locally and checked 2 November 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 16 counted signals point towards rising affluence against Colchester, 1 the other way and 15 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.

Falling behind the borough

  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Colchester Railway station, 5.5 km from the neighbourhood's centre in a straight line. About 13 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to London Liverpool Street (47 to 57 min) and Colchester Town (about 8 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Langham Primary Academy 1.3 km from the neighbourhood's centre. Ofsted: Good (Nov 2023).
  • Nearest state secondary school The Trinity School 3.3 km from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 1 area, Good in 3 (May 2025).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Horkesley Heath, Langham & Dedham

What is the typical house price in Horkesley Heath, Langham & Dedham?

£498,500. Median resale price of houses in the neighbourhood, 2023-2025; +21% against 2017-2019.

How does Horkesley Heath, Langham & Dedham compare with the rest of Colchester?

Typical house price: the highest of 21 neighbourhoods in Colchester. Average household income: 5th highest of 21 neighbourhoods in Colchester.

Is Horkesley Heath, Langham & Dedham an affluent area?

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

Is Horkesley Heath, Langham & Dedham gentrifying?

Few signs. Weighted balance -0.11; 0 of 16 signals up, 1 down, against the borough.

What is the nearest station to Horkesley Heath, Langham & Dedham?

Colchester. Railway station, 5.5 km from the neighbourhood's centre in a straight line. About 13 trains an hour leave between 07:00 and 19:00 on a weekday: Greater Anglia to London Liverpool Street (47 to 57 min) and Colchester Town (about 8 min).

Which state schools are nearest to Horkesley Heath, Langham & Dedham?

Nearest state primary school. Langham Primary Academy. 1.3 km from the neighbourhood's centre. Ofsted: Good (Nov 2023). Nearest state secondary school. The Trinity School. 3.3 km from the neighbourhood's centre. Ofsted: No overall grade: Outstanding in 1 area, Good in 3 (May 2025).

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

Thinking of buying in Horkesley Heath, Langham & Dedham?

A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.

Prepare a full report for a home here See a sample report

Nearby neighbourhoods in Colchester

Postcode districts

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. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.