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Neighbourhood · King's Lynn and West Norfolk

Heacham & Snettisham: house prices and how the area is changing

Official figures for the Heacham & Snettisham neighbourhood of King's Lynn and West Norfolk, England (ONS area King's Lynn and West Norfolk 003). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes PE31, PE36. Figures that read a point use the neighbourhood's centre, near PE31 7PQ.

A middle-income neighbourhood, showing clear signs of gentrification

Heacham & Snettisham is a middle-income neighbourhood; it shows clear signs of gentrification against King's Lynn and West Norfolk (5 of 18 signals rising, none falling). Houses here typically resell for £300,000 (median resale price, 2023-2025). Recorded crime is lower than across King's Lynn and West Norfolk (0.4 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

£300,000

Median resale price of houses in the neighbourhood, 2023-2025; +30% 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

Clear signs

Weighted balance +0.28; 5 of 18 signals up, 0 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 4 to 7.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£41,600

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

Source: Office for National Statistics

Recorded crime

0.4 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 Heacham & Snettisham sits in King's Lynn and West Norfolk

  • Typical house price: joint 5th highest of 19 neighbourhoods in King's Lynn and West Norfolk
  • Average household income: 3rd lowest of 19 neighbourhoods in King's Lynn and West Norfolk

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 Heacham & Snettisham

House prices: Heacham & Snettisham against King's Lynn and West Norfolk: This neighbourhood £44k (1995) to £293k (2026); King's Lynn and West Norfolk £45k (1995) to £271k (2026).£78k£279k2026202120162011200620011995This neighbourhood£293kKing's Lynn and West Norfolk£271k
Median resale price of houses each year here and across King's Lynn and West Norfolk, 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 13 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

5 of 18 counted signals point towards rising affluence against King's Lynn and West Norfolk, 0 the other way and 13 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

  • Recent price momentum
  • Income deprivation ranking
  • Air quality
  • Homes selling
  • Benefit claims (DWP)

Schools nearby

Nearest state schools

  • Nearest state primary school Snettisham Primary School 1.5 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jul 2022).
  • Nearest state secondary school Smithdon High School 5.0 km from the neighbourhood's centre. Ofsted: Good (Nov 2023).

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 Heacham & Snettisham

What is the typical house price in Heacham & Snettisham?

£300,000. Median resale price of houses in the neighbourhood, 2023-2025; +30% against 2017-2019.

How does Heacham & Snettisham compare with the rest of King's Lynn and West Norfolk?

Typical house price: joint 5th highest of 19 neighbourhoods in King's Lynn and West Norfolk. Average household income: 3rd lowest of 19 neighbourhoods in King's Lynn and West Norfolk.

Is Heacham & Snettisham an affluent area?

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

Is Heacham & Snettisham gentrifying?

Clear signs. Weighted balance +0.28; 5 of 18 signals up, 0 down, against the borough.

Which state schools are nearest to Heacham & Snettisham?

Nearest state primary school. Snettisham Primary School. 1.5 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jul 2022). Nearest state secondary school. Smithdon High School. 5.0 km from the neighbourhood's centre. Ofsted: Good (Nov 2023).

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

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Nearby neighbourhoods in King's Lynn and West Norfolk

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. Figures describe the area, not any home, and are not a valuation or a prediction.