League table · East of England
East of England: where the signs of gentrification are strongest
Every neighbourhood in East of England with a reading, ranked by the signs of gentrification its own page shows: official statistics on prices, incomes, benefits, businesses, schools and more, each read against the neighbourhood's own council. Of 746 neighbourhoods, 81 show clear signs, 130 some signs, 239 few signs, 121 mixed signs and 175 are moving the other way. Figures assembled by 4 November 2026.
How to read these tables
The reading is the weighted balance of the counted area-change signals on each neighbourhood's page: each signal weighs 1 to 5 by how directly it tracks rising incomes and values, and the balance runs from −1 (every measured signal falling behind the council) to +1 (every one pulling ahead). A neighbourhood is read against its own council, so these tables rank how far each is pulling ahead of, or falling behind, its council: not how much it has changed in absolute terms, and not a prediction. A reading marked capped sits in one of England's most income-deprived areas, where Clear or Strong signs need prices and incomes both rising. The reading is not a score and feeds no verdict; the methodology explains each signal.
The 100 strongest readings in East of England
| # | Neighbourhood | Council | Reading | Balance | Signals | Affluence today | Typical house |
|---|---|---|---|---|---|---|---|
| 1 | Broxbourne Town | Broxbourne | Clear signs | +0.34 | 6 up · 0 down · of 20 | Among the most affluent | £740,000 |
| 2 | Trumpington | Cambridge | Clear signs | +0.33 | 7 up · 3 down · of 18 | Affluent | £650,000 |
| 3 | Margaretting, Stock & Ramsden | Chelmsford | Clear signs | +0.33 | 5 up · 2 down · of 16 | Among the most affluent | £830,000 |
| 4 | New Costessey | South Norfolk | Clear signs | +0.32 | 5 up · 0 down · of 20 | Middle income | £278,000 |
| 5 | Eddington & Castle | Cambridge | Clear signs | +0.30 | 7 up · 1 down · of 18 | Among the most affluent | £625,000 |
| 6 | Broke Hall | Ipswich | Clear signs | +0.30 | 6 up · 0 down · of 19 | Affluent | £332,500 |
| 7 | Ingatestone & Mountnessing | Brentwood | Clear signs | +0.30 | 6 up · 0 down · of 15 | Among the most affluent | £660,000 |
| 8 | Mulbarton, Tasburgh & Saxlingham Nethergate | South Norfolk | Clear signs | +0.30 | 4 up · 0 down · of 18 | Affluent | £337,500 |
| 9 | Little Downham & Sutton | East Cambridgeshire | Clear signs | +0.29 | 4 up · 1 down · of 16 | Affluent | £325,000 |
| 10 | Heacham & Snettisham | King's Lynn and West Norfolk | Clear signs | +0.28 | 5 up · 0 down · of 18 | Middle income | £300,000 |
| 11 | Rickmansworth North & Loudwater | Three Rivers | Clear signs | +0.28 | 5 up · 0 down · of 18 | Among the most affluent | £1,240,000 |
| 12 | Little Shelford , Foxton & Haslingfield | South Cambridgeshire | Clear signs | +0.28 | 4 up · 0 down · of 17 | Among the most affluent | £620,000 |
| 13 | Thorpe St Andrew South & Dussindale | Broadland | Clear signs | +0.27 | 4 up · 0 down · of 20 | Middle income | £327,500 |
| 14 | New Thundersley | Castle Point | Clear signs | +0.26 | 5 up · 1 down · of 19 | Affluent | £400,000 |
| 15 | New Catton & Mousehold North | Norwich | Clear signs | +0.25 | 5 up · 1 down · of 22 | Middle income | £230,000 |
| 16 | Beck Row, Eriswell & Barton Mills | West Suffolk | Clear signs | +0.25 | 4 up · 0 down · of 17 | Middle income | £285,000 |
| 17 | Moulsham West | Chelmsford | Clear signs | +0.24 | 5 up · 1 down · of 19 | Among the most affluent | £500,000 |
| 18 | Hadleigh South | Castle Point | Clear signs | +0.24 | 4 up · 1 down · of 19 | Middle income | £387,500 |
| 19 | Leverington, Gorefield & Tydd St Giles | Fenland | Clear signs | +0.24 | 4 up · 0 down · of 16 | Middle income | £230,000 |
| 20 | Chells North | Stevenage | Clear signs | +0.24 | 3 up · 0 down · of 16 | Among the most affluent | £350,000 |
| 21 | Whissonsett, Litcham & Narborough | Breckland | Clear signs | +0.24 | 3 up · 0 down · of 17 | Middle income | £325,000 |
| 22 | Thorpe Hamlet & Mousehold South | Norwich | Clear signs | +0.23 | 6 up · 1 down · of 22 | Below average income | £252,000 |
| 23 | Blofield, Lingwood & Upton | Broadland | Clear signs | +0.23 | 4 up · 0 down · of 18 | Middle income | £335,000 |
| 24 | Hempnall, Ditchingham & Wortwell | South Norfolk | Clear signs | +0.23 | 4 up · 1 down · of 18 | Middle income | £312,500 |
| 25 | Sandy South | Central Bedfordshire | Clear signs | +0.23 | 4 up · 1 down · of 20 | Middle income | £315,000 |
| 26 | Wootton & Stewartby | Bedford | Clear signs | +0.23 | 3 up · 0 down · of 17 | Affluent | £360,000 |
| 27 | Felixstowe Seafront | East Suffolk | Clear signs | +0.22 | 5 up · 0 down · of 21 | Middle income | £326,750 |
| 28 | Soham | East Cambridgeshire | Clear signs | +0.22 | 5 up · 0 down · of 17 | Middle income | £277,500 |
| 29 | Harwich West & South | Tendring | Clear signs | +0.22 | 3 up · 0 down · of 15 | Middle income | £290,000 |
| 30 | Sawston | South Cambridgeshire | Clear signs | +0.22 | 3 up · 0 down · of 17 | Affluent | £395,000 |
| 31 | East Harling, Garboldisham & Kenninghall | Breckland | Clear signs | +0.21 | 5 up · 2 down · of 17 | Middle income | £367,750 |
| 32 | Thorpe St Andrew North | Broadland | Clear signs | +0.21 | 4 up · 0 down · of 20 | Affluent | £295,000 |
| 33 | Eye, Palgrave & Occold | Mid Suffolk | Clear signs | +0.21 | 3 up · 0 down · of 17 | Affluent | £385,000 |
| 34 | Fulbourn & Teversham | South Cambridgeshire | Clear signs | +0.21 | 3 up · 0 down · of 17 | Among the most affluent | £475,000 |
| 35 | Rickinghall, Walsham le Willows & Gislingham | Mid Suffolk | Clear signs | +0.21 | 3 up · 0 down · of 17 | Affluent | £372,000 |
| 36 | Scole, Dickleburgh & Bressingham | South Norfolk | Clear signs | +0.21 | 3 up · 1 down · of 18 | Middle income | £340,000 |
| 37 | Sprowston Central | Broadland | Clear signs | +0.21 | 3 up · 0 down · of 20 | Middle income | £280,000 |
| 38 | Stalham & Sea Palling | North Norfolk | Clear signs | +0.21 | 3 up · 0 down · of 18 | Middle income | £236,000 |
| 39 | West Witham | Braintree | Clear signs | +0.21 | 3 up · 0 down · of 18 | Below average income | £295,000 |
| 40 | Church Langley | Harlow | Clear signs | +0.20 | 4 up · 1 down · of 18 | Affluent | £399,000 |
| 41 | Hitchin Highbury | North Hertfordshire | Clear signs | +0.20 | 4 up · 0 down · of 19 | Among the most affluent | £572,500 |
| 42 | Letchworth South West | North Hertfordshire | Clear signs | +0.20 | 3 up · 1 down · of 19 | Among the most affluent | £625,000 |
| 43 | Eastwood Park | Southend-on-Sea | Clear signs | +0.19 | 4 up · 0 down · of 20 | Middle income | £367,000 |
| 44 | Marshalswick | St Albans | Clear signs | +0.19 | 4 up · 0 down · of 20 | Among the most affluent | £800,000 |
| 45 | South Newmarket & Racecourse | West Suffolk | Clear signs | +0.19 | 4 up · 0 down · of 20 | Middle income | £281,250 |
| 46 | Taverham | Broadland | Clear signs | +0.19 | 4 up · 0 down · of 20 | Affluent | £320,000 |
| 47 | Wymondham West | South Norfolk | Clear signs | +0.19 | 4 up · 1 down · of 18 | Middle income | £265,000 |
| 48 | Longacres | St Albans | Clear signs | +0.19 | 3 up · 1 down · of 18 | Among the most affluent | £725,000 |
| 49 | Needham Market South & Great Blakenham | Mid Suffolk | Clear signs | +0.19 | 3 up · 1 down · of 17 | Affluent | £277,500 |
| 50 | Shipdham, Bradenham & Saham Toney | Breckland | Clear signs | +0.19 | 3 up · 1 down · of 17 | Middle income | £300,000 |
| 51 | Thurlton, Haddiscoe & Geldeston | South Norfolk | Clear signs | +0.19 | 3 up · 1 down · of 18 | Middle income | £320,000 |
| 52 | Berkhamsted Town | Dacorum | Clear signs | +0.18 | 5 up · 1 down · of 19 | Among the most affluent | £725,000 |
| 53 | Beeston Regis, Saxthorpe & Aldborough | North Norfolk | Clear signs | +0.18 | 4 up · 1 down · of 16 | Affluent | £350,000 |
| 54 | Brookmans Park | Welwyn Hatfield | Clear signs | +0.18 | 3 up · 1 down · of 16 | Among the most affluent | £1,015,000 |
| 55 | Doddington, Wimblington & Manea | Fenland | Clear signs | +0.18 | 3 up · 0 down · of 16 | Middle income | £285,000 |
| 56 | Eaton Bray, Whipsnade & Holywell | Central Bedfordshire | Clear signs | +0.18 | 3 up · 1 down · of 17 | Among the most affluent | £540,000 |
| 57 | North Walsham West | North Norfolk | Clear signs | +0.18 | 3 up · 0 down · of 17 | Middle income | £260,000 |
| 58 | Central & West Cambridge | Cambridge | Clear signs | +0.17 | 5 up · 2 down · of 18 | Among the most affluent | £990,000 |
| 59 | Hoddesdon Ware Road | Broxbourne | Clear signs | +0.17 | 5 up · 2 down · of 20 | Affluent | £472,750 |
| 60 | Fleggburgh, Rollesby & Martham | Great Yarmouth | Clear signs | +0.17 | 4 up · 2 down · of 17 | Middle income | £290,000 |
| 61 | Hitchin Town & West | North Hertfordshire | Clear signs | +0.17 | 4 up · 0 down · of 20 | Affluent | £552,500 |
| 62 | Croxley Green | Three Rivers | Clear signs | +0.17 | 3 up · 1 down · of 19 | Among the most affluent | £625,000 |
| 63 | Gorleston South & Beach | Great Yarmouth | Clear signs | +0.17 | 3 up · 0 down · of 20 | Middle income | £225,000 |
| 64 | Huntingdon Hartford | Huntingdonshire | Clear signs | +0.17 | 3 up · 1 down · of 19 | Affluent | £334,000 |
| 65 | Long Stratton, Carlton Rode & Tibenham | South Norfolk | Clear signs | +0.16 | 4 up · 2 down · of 19 | Affluent | £298,750 |
| 66 | Red Lodge, Icklingham & Moulton | West Suffolk | Clear signs | +0.16 | 4 up · 1 down · of 18 | Affluent | £290,000 |
| 67 | Caister on Sea | Great Yarmouth | Clear signs | +0.16 | 3 up · 2 down · of 18 | Middle income | £237,500 |
| 68 | Tollesbury, Tolleshunt & Goldhanger | Maldon | Clear signs | +0.16 | 3 up · 1 down · of 15 | Middle income | £370,625 |
| 69 | West Leigh | Southend-on-Sea | Clear signs | +0.16 | 3 up · 0 down · of 18 | Affluent | £650,000 |
| 70 | Bixley, Warren Heath & Nacton | East Suffolk | Clear signs | +0.15 | 4 up · 2 down · of 20 | Among the most affluent | £415,000 |
| 71 | Bovingdon & Chipperfield | Dacorum | Clear signs | +0.15 | 4 up · 1 down · of 17 | Among the most affluent | £685,000 |
| 72 | Felixstowe East | East Suffolk | Clear signs | +0.15 | 4 up · 0 down · of 20 | Affluent | £380,000 |
| 73 | Glinton, Northborough & Maxey | Peterborough | Clear signs | +0.15 | 4 up · 1 down · of 17 | Affluent | £292,500 |
| 74 | South Chafford | Thurrock | Clear signs | +0.15 | 4 up · 3 down · of 20 | Affluent | £435,000 |
| 75 | Yarmouth North | Great Yarmouth | Clear signs | +0.15 | 4 up · 2 down · of 20 | Below average income | £210,000 |
| 76 | Ashwell, Weston & Barley | North Hertfordshire | Clear signs | +0.15 | 3 up · 1 down · of 18 | Among the most affluent | £615,000 |
| 77 | Aveley | Thurrock | Clear signs | +0.15 | 3 up · 1 down · of 19 | Middle income | £385,000 |
| 78 | Carlton Colville | East Suffolk | Clear signs | +0.15 | 3 up · 2 down · of 20 | Middle income | £255,000 |
| 79 | Chelmer Village | Chelmsford | Clear signs | +0.15 | 3 up · 1 down · of 20 | Affluent | £375,000 |
| 80 | Prittlewell | Southend-on-Sea | Clear signs | +0.15 | 3 up · 0 down · of 20 | Affluent | £390,000 |
| 81 | Staple Tye & Latton Bush | Harlow | Clear signs | +0.15 | 3 up · 1 down · of 19 | Middle income | £325,000 |
| 82 | Thetford South | Breckland | Some signs (capped) | +0.19 | 4 up · 1 down · of 20 | Below average income | £205,000 |
| 83 | Lowestoft Harbour & Kirkley | East Suffolk | Some signs (capped) | +0.18 | 4 up · 1 down · of 21 | Among the most income-deprived | £171,000 |
| 84 | Hertford West | East Hertfordshire | Some signs (capped) | +0.17 | 5 up · 1 down · of 20 | Middle income | £450,000 |
| 85 | Clacton West | Tendring | Some signs (capped) | +0.17 | 4 up · 0 down · of 19 | Below average income | £260,000 |
| 86 | Bishop's Stortford Central | East Hertfordshire | Some signs (capped) | +0.17 | 3 up · 1 down · of 20 | Middle income | £410,000 |
| 87 | Braintree South | Braintree | Some signs | +0.17 | 2 up · 0 down · of 18 | Middle income | £300,000 |
| 88 | Takeley, Airport & Mountfitchet South | Uttlesford | Some signs | +0.17 | 2 up · 0 down · of 16 | Affluent | £450,000 |
| 89 | Mile Cross | Norwich | Some signs (capped) | +0.16 | 4 up · 1 down · of 21 | Below average income | £225,000 |
| 90 | Hadleigh North | Castle Point | Some signs | +0.16 | 2 up · 0 down · of 18 | Among the most affluent | £450,000 |
| 91 | St Ives North | Huntingdonshire | Some signs | +0.16 | 2 up · 0 down · of 19 | Affluent | £288,000 |
| 92 | Churchgate | Broxbourne | Some signs (capped) | +0.15 | 3 up · 1 down · of 20 | Middle income | £443,750 |
| 93 | Dogsthorpe | Peterborough | Some signs (capped) | +0.15 | 3 up · 0 down · of 20 | Below average income | £220,000 |
| 94 | Borehamwood Cowley Hill | Hertsmere | Some signs | +0.15 | 2 up · 1 down · of 20 | Below average income | £511,750 |
| 95 | Mile End North, Braiswick & Kingswood Heath | Colchester | Some signs | +0.14 | 5 up · 3 down · of 16 | Affluent | £385,000 |
| 96 | Bury St Edmunds Central | West Suffolk | Some signs | +0.14 | 4 up · 0 down · of 22 | Middle income | £326,250 |
| 97 | Pakefield North | East Suffolk | Some signs | +0.14 | 4 up · 1 down · of 21 | Below average income | £208,000 |
| 98 | Oxhey Hall & Hayling | Three Rivers | Some signs | +0.14 | 3 up · 1 down · of 18 | Middle income | £495,000 |
| 99 | Royston North & Central | North Hertfordshire | Some signs | +0.14 | 3 up · 0 down · of 18 | Affluent | £380,000 |
| 100 | Stowmarket Outer, Finborough & Battisford | Mid Suffolk | Some signs | +0.14 | 3 up · 1 down · of 17 | Affluent | £285,000 |
Balance: the weighted balance of the counted signals. Signals: those pulling ahead of the council, those falling behind, of those measured. Affluence today and the typical house price (the median resale over the neighbourhood's latest three-year window) are from each neighbourhood's own page, where every figure has its source and date.
The 20 strongest readings the other way in East of England
Neighbourhoods whose counted signals, taken together, point away from rising affluence against their council, the most so first. The same caveats hold: against the council, not a prediction, and a reading of statistics about place and money, not about the people who live there.
| # | Neighbourhood | Council | Reading | Balance | Signals | Affluence today | Typical house |
|---|---|---|---|---|---|---|---|
| 1 | Waltham Abbey South | Epping Forest | Moving the other way | -0.30 | 0 up · 6 down · of 20 | Middle income | £408,000 |
| 2 | Yaxley & Farcet | Huntingdonshire | Moving the other way | -0.29 | 0 up · 5 down · of 19 | Middle income | £257,750 |
| 3 | New Town | Luton | Moving the other way | -0.27 | 2 up · 5 down · of 20 | Below average income | £296,000 |
| 4 | Leavesden & Garston Manor | Three Rivers | Moving the other way | -0.26 | 2 up · 6 down · of 18 | Affluent | £485,000 |
| 5 | Stilton, Elton & Folksworth | Huntingdonshire | Moving the other way | -0.26 | 2 up · 5 down · of 17 | Affluent | £320,000 |
| 6 | Stotfold | Central Bedfordshire | Moving the other way | -0.26 | 1 up · 5 down · of 18 | Affluent | £430,000 |
| 7 | Canvey Island Winter Gardens | Castle Point | Moving the other way | -0.26 | 0 up · 4 down · of 20 | Below average income | £318,750 |
| 8 | Much Hadham & Hunsdon | East Hertfordshire | Moving the other way | -0.26 | 1 up · 4 down · of 17 | Affluent | £567,500 |
| 9 | Southwold, Reydon & Wrentham | East Suffolk | Moving the other way | -0.26 | 0 up · 4 down · of 18 | Middle income | £425,000 |
| 10 | South Ely | East Cambridgeshire | Moving the other way | -0.25 | 0 up · 5 down · of 18 | Affluent | £370,500 |
| 11 | Brentwood Central | Brentwood | Moving the other way | -0.25 | 0 up · 4 down · of 19 | Among the most affluent | £480,000 |
| 12 | March West | Fenland | Moving the other way | -0.25 | 0 up · 4 down · of 17 | Below average income | £250,000 |
| 13 | Panfield, Finchingfield & Bardfield | Braintree | Moving the other way | -0.24 | 1 up · 3 down · of 16 | Affluent | £485,000 |
| 14 | West Bergholt & Wormingford | Colchester | Moving the other way | -0.24 | 2 up · 3 down · of 16 | Among the most affluent | £400,000 |
| 15 | Blunham, Caldecote & Broom | Central Bedfordshire | Moving the other way | -0.23 | 0 up · 4 down · of 17 | Middle income | £430,000 |
| 16 | Chigwell | Epping Forest | Moving the other way | -0.23 | 0 up · 4 down · of 18 | Among the most affluent | £740,000 |
| 17 | Dunstable South | Central Bedfordshire | Moving the other way | -0.23 | 1 up · 4 down · of 20 | Affluent | £375,000 |
| 18 | Fairstead & Springwood | King's Lynn and West Norfolk | Moving the other way | -0.22 | 1 up · 7 down · of 21 | Below average income | £198,000 |
| 19 | Grays Town | Thurrock | Moving the other way | -0.22 | 2 up · 6 down · of 19 | Below average income | £335,000 |
| 20 | Weeley & Thorpe-le-Soken | Tendring | Moving the other way | -0.22 | 1 up · 5 down · of 15 | Middle income | £340,000 |
Other regions
Quoting these tables
Journalists and researchers are welcome to quote these tables with a link to this page. Each neighbourhood's page shows every figure with its source and date, and a full report for a home there shows every signal's figures and weight. The tables are rebuilt as the neighbourhood pages are, about every five weeks, so a quoted rank is as of the date above.
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Prepare a full report See a sample reportNeighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Regions: ONS Local Authority District to Region lookup. 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, DWP, Police.uk, Ofsted, Department for Education, Department for Transport, Companies House) licensed under the Open Government Licence v3.0. Figures describe each area, not any home, and are not a valuation or a prediction.