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Neighbourhood · Stafford

Highfields & Burton Manor: house prices and how the area is changing

Official figures for the Highfields & Burton Manor neighbourhood of Stafford, England (ONS area Stafford 013). Headline figures assembled 3 October 2026. Additional local information checked 13 October 2026. Postcodes ST17. Figures that read a point use the neighbourhood's centre, near ST17 9RT.

One of the most income-deprived neighbourhoods in England, showing some signs of gentrification

Highfields & Burton Manor is one of the most income-deprived neighbourhoods in England; it shows some signs of gentrification against Stafford (3 of 20 signals rising, 2 falling). Houses here typically resell for £178,000 (median resale price, 2023-2025). Recorded crime is higher than across Stafford (1.2 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Stafford, is about a 22-minute walk 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

£178,000

Median resale price of houses in the neighbourhood, 2023-2025; +37% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most income-deprived

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 +0.06; 3 of 20 signals up, 2 down, against the borough.

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

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 2 to 6.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£42,800

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

Source: Office for National Statistics

Recorded crime

1.2 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

Schools getting better

Faster than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Highfields & Burton Manor sits in Stafford

  • Typical house price: 2nd lowest of 16 neighbourhoods in Stafford
  • Average household income: the lowest of 16 neighbourhoods in Stafford

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 Highfields & Burton Manor

House prices: Highfields & Burton Manor against Stafford: This neighbourhood £42k (1995) to £185k (2026); Stafford £51k (1995) to £265k (2026).£71k£236k2026202120162011200620011995This neighbourhood£185kStafford£265k
Median resale price of houses each year here and across Stafford, 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 20 counted signals point towards rising affluence against Stafford, 2 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.

Rising against the borough

  • Schools improving
  • Air quality
  • Catching up with neighbouring areas

Falling behind the borough

  • Recorded crime
  • Anti-social behaviour

Stations and schools nearby

Nearest station

  • Stafford Railway station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 17 trains an hour leave between 07:00 and 19:00 on a weekday: Avanti West Coast and West Midlands Railway or London Northwestern to London Euston (76 to 102 min); CrossCountry and Avanti West Coast to Manchester Piccadilly (about 55 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 Blessed Mother Teresa's Catholic Primary School 240 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 7 areas (May 2026).
  • Nearest state secondary school King Edward VI High School 800 m from the neighbourhood's centre. Ofsted: No overall grade: Requires improvement in 4 areas (Feb 2025).

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 Highfields & Burton Manor

What is the typical house price in Highfields & Burton Manor?

£178,000. Median resale price of houses in the neighbourhood, 2023-2025; +37% against 2017-2019.

How does Highfields & Burton Manor compare with the rest of Stafford?

Typical house price: 2nd lowest of 16 neighbourhoods in Stafford. Average household income: the lowest of 16 neighbourhoods in Stafford.

Is Highfields & Burton Manor an affluent area?

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

Is Highfields & Burton Manor gentrifying?

Some signs. Weighted balance +0.06; 3 of 20 signals up, 2 down, against the borough.

What is the nearest station to Highfields & Burton Manor?

Stafford. Railway station, about a 22-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 17 trains an hour leave between 07:00 and 19:00 on a weekday: Avanti West Coast and West Midlands Railway or London Northwestern to London Euston (76 to 102 min); CrossCountry and Avanti West Coast to Manchester Piccadilly (about 55 min).

Which state schools are nearest to Highfields & Burton Manor?

Nearest state primary school. Blessed Mother Teresa's Catholic Primary School. 240 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 7 areas (May 2026). Nearest state secondary school. King Edward VI High School. 800 m from the neighbourhood's centre. Ofsted: No overall grade: Requires improvement in 4 areas (Feb 2025).

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.