Neighbourhood · Telford and Wrekin
Hadley & Horton: house prices and how the area is changing
Official figures for the Hadley & Horton neighbourhood of Telford and Wrekin, England (ONS area Telford and Wrekin 009). Headline figures assembled 23 October 2026. Postcodes TF1, TF2, TF6. Figures that read a point use the neighbourhood's centre, near TF1 5PG.
A neighbourhood with below-average incomes, showing some signs of gentrification
Hadley & Horton is a neighbourhood with below-average incomes; it shows some signs of gentrification against Telford and Wrekin (3 of 19 signals rising, 1 falling). Houses here typically resell for £210,000 and flats for £130,000 (median resale prices, 2023-2025). Recorded crime is lower than across Telford and Wrekin (0.7 times the borough's rate), schools nearby are improving faster than the council's, and the nearest railway station, Wellington (Shropshire), is 2.5 km from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 23 October 2026; source dates are shown below.
Typical house price
£210,000
Median resale price of houses in the neighbourhood, 2023-2025; +38% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£130,000
Median resale price of flats in the neighbourhood, 2023-2025; +40% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Below average 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 +0.07; 3 of 19 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 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 7 small areas range from decile 1 to 8.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£46,600
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 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 Hadley & Horton sits in Telford and Wrekin
- Typical house price: 12th highest of 24 neighbourhoods in Telford and Wrekin
- Typical flat price: 2nd highest of the 5 neighbourhoods in Telford and Wrekin with enough flat sales for one
- Average household income: 12th lowest of 24 neighbourhoods in Telford and Wrekin
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 23 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 Hadley & Horton
Source: HM Land Registry Price Paid Data, held locally and checked 23 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 Telford and Wrekin, 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.
Rising against the borough
- Recorded crime
- Anti-social behaviour
- Schools improving
Falling behind the borough
- Recent price momentum
Stations and schools nearby
Nearest station
- Wellington (Shropshire) Railway station, 2.5 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern and Transport for Wales to Birmingham New Street (44 to 54 min) and Shrewsbury (about 14 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 Hadley Learning Community - Primary Phase 650 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jun 2022).
- Nearest state secondary school Hadley Learning Community - Secondary Phase 650 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (May 2022). Ofsted plans a full inspection next.
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 Hadley & Horton
What is the typical house price in Hadley & Horton?
£210,000. Median resale price of houses in the neighbourhood, 2023-2025; +38% against 2017-2019.
How does Hadley & Horton compare with the rest of Telford and Wrekin?
Typical house price: 12th highest of 24 neighbourhoods in Telford and Wrekin. Typical flat price: 2nd highest of the 5 neighbourhoods in Telford and Wrekin with enough flat sales for one. Average household income: 12th lowest of 24 neighbourhoods in Telford and Wrekin.
Is Hadley & Horton an affluent area?
Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Hadley & Horton gentrifying?
Some signs. Weighted balance +0.07; 3 of 19 signals up, 1 down, against the borough.
What is the nearest station to Hadley & Horton?
Wellington (Shropshire). Railway station, 2.5 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern and Transport for Wales to Birmingham New Street (44 to 54 min) and Shrewsbury (about 14 min).
Which state schools are nearest to Hadley & Horton?
Nearest state primary school. Hadley Learning Community - Primary Phase. 650 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Jun 2022). Nearest state secondary school. Hadley Learning Community - Secondary Phase. 650 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Improving) (May 2022). Ofsted plans a full inspection next.
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Hadley & Horton?
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 reportNearby neighbourhoods in Telford and Wrekin
- Apley & Leegomery
- Wrockwardine Wood & Trench
- Oakengates & Ketley
- Wellington East
- St George's
- Wellington West
- Town Centre, Overdale & Dawley Bank
- Donnington
- All 24 neighbourhoods in Telford and Wrekin
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.