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Neighbourhood · Maidstone

Headcorn & Sutton Valence: house prices and how the area is changing

Official figures for the Headcorn & Sutton Valence neighbourhood of Maidstone, England (ONS area Maidstone 017). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes ME17, TN12, TN27. Figures that read a point use the neighbourhood's centre, near TN27 9PP.

A middle-income neighbourhood, showing some signs of gentrification

Headcorn & Sutton Valence is a middle-income neighbourhood; it shows some signs of gentrification against Maidstone (3 of 19 signals rising, none falling). Houses here typically resell for £425,000 and flats for £228,500 (median resale prices, 2023-2025). Recorded crime is lower than across Maidstone (0.8 times the borough's rate) and the nearest railway station, Headcorn, is 2.5 km from the neighbourhood's centre.

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

Typical house price

£425,000

Median resale price of houses in the neighbourhood, 2023-2025; +8% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£228,500

Median resale price of flats in the neighbourhood, 2023-2025; +35% 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

Some signs

Weighted balance +0.14; 3 of 19 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 3 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 3 to 7.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£62,400

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

Source: Office for National Statistics

Recorded crime

0.8 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 Headcorn & Sutton Valence sits in Maidstone

  • Typical house price: 3rd highest of 19 neighbourhoods in Maidstone
  • Typical flat price: 4th highest of the 11 neighbourhoods in Maidstone with enough flat sales for one
  • Average household income: 10th highest of 19 neighbourhoods in Maidstone

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 Headcorn & Sutton Valence

House prices: Headcorn & Sutton Valence against Maidstone: This neighbourhood £80k (1995) to £415k (2026); Maidstone £65k (1995) to £379k (2026).£115k£407k2026202120162011200620011995This neighbourhood£415kMaidstone£379k
Median resale price of houses each year here and across Maidstone, 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

3 of 19 counted signals point towards rising affluence against Maidstone, 0 the other way and 16 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

  • Anti-social behaviour
  • Homes selling
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Headcorn Railway station, 2.5 km from the neighbourhood's centre in a straight line. About 4.2 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 70 min) and Ramsgate (65 to 74 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 Headcorn Primary School 2.1 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Dec 2024).

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 Headcorn & Sutton Valence

What is the typical house price in Headcorn & Sutton Valence?

£425,000. Median resale price of houses in the neighbourhood, 2023-2025; +8% against 2017-2019.

How does Headcorn & Sutton Valence compare with the rest of Maidstone?

Typical house price: 3rd highest of 19 neighbourhoods in Maidstone. Typical flat price: 4th highest of the 11 neighbourhoods in Maidstone with enough flat sales for one. Average household income: 10th highest of 19 neighbourhoods in Maidstone.

Is Headcorn & Sutton Valence an affluent area?

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

Is Headcorn & Sutton Valence gentrifying?

Some signs. Weighted balance +0.14; 3 of 19 signals up, 0 down, against the borough.

What is the nearest station to Headcorn & Sutton Valence?

Headcorn. Railway station, 2.5 km from the neighbourhood's centre in a straight line. About 4.2 trains an hour leave between 07:00 and 19:00 on a weekday: Southeastern to London Charing Cross (about 70 min) and Ramsgate (65 to 74 min).

Which state schools are nearest to Headcorn & Sutton Valence?

Nearest state primary school. Headcorn Primary School. 2.1 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Dec 2024).

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. 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.