New-build developments in Norfolk: sites, developers and prices

On 24 September 2026 the developers’ own websites listed 43 Norfolk developments with homes for sale and 12 more due to launch. The from-price on each is the cheapest plot that day, usually a two-bedroom house or a flat. What buyers paid is a separate question, and HM Land Registry answers it: a new detached house in Norfolk cost about 10% more than an older one in the last full year of data.

Most of the building is in a ring round Norwich, along the A11 between Wymondham and Thetford, and on the edges of the market towns. The largest sites are at Rackheath, Hethersett, Cringleford, Easton, Wymondham, Long Stratton, Attleborough and Thetford. Every row in the tables below was read from the developer’s own site on 24 September 2026. Prices move at every release, and where a developer prints no price the table says so.

The biggest brake on Norfolk’s pipeline is wastewater. Treatment capacity and the nutrient-neutrality rules in the Wensum and Broads catchments have stalled whole sites for years; the section on water below explains how.

New-build developments in Norfolk by area

The status column is our short reading of the developer’s wording, and the homes-available counts are the developer’s own. Where a site lists a wider range than it has for sale, the bedroom column gives the homes on the price list. Shared-ownership homes sold by housing associations are listed separately below the tables.

Norwich and its fringe

South Norfolk: Wymondham, Long Stratton, Diss, Loddon and Harleston

Our guides to Wymondham and Long Stratton cover the two towns taking most of this growth.

Breckland: Attleborough, Thetford, Dereham, Swaffham and Watton

The town guides for Attleborough, Dereham and Watton cover the places these estates are being added to.

North Norfolk and north Broadland: Aylsham, Holt, North Walsham, Coltishall and the coast

West Norfolk: King’s Lynn, Downham Market, Hunstanton and Snettisham

Great Yarmouth and the east coast

Our Great Yarmouth guide covers the town the Bradwell and Caister estates sit next to.

Some sites that still turn up in searches have nothing left to buy. Persimmon lists Kett’s Meadow at Hethersett and Lavender Fields at South Wootton as sold out. Hill says every home at St James Quay in Norwich is reserved, and Abel Homes says the same of Taursham Park at Taverham and Three Squirrels at East Harling. Norfolk Homes has sold Arminghall Fields at Trowse, Bennett Homes has sold Milestones at Poringland and reserved the last home at St Edmund’s Park in Hunstanton, and Crocus has sold Oaks Meadow and Springfield Grange at Acle. Etling Grove at Dereham (Taylor Wimpey), Woodland Heath at Sprowston (Barratt) and Kingfisher Meadow at Horsford (David Wilson Homes) no longer appear on those builders’ Norfolk pages.

Shared ownership and affordable homes

Most larger sites include shared-ownership homes, and most of those are sold by a housing association, not the builder. Flagship Homes prints the full market value, so the share price is a sum you do yourself. At Cygnet Rise in Swaffham a two-bedroom house is valued at £245,000, which makes a 40% share £98,000. The other Flagship sites are Crane’s Green at Dereham (two bedrooms £277,500, so £111,000 for 40%), St Andrew’s Meadow at Bacton (three bedrooms from £310,000, £124,000), Valley View at Harleston, built by Cripps Developments (two bedrooms £260,000, £104,000) and Britannia Grange at Thetford. A second phase at Festival Park, Easton, is due from September 2026, with three-bedroom houses at £310,000 to £320,000, and Loddon Rise is coming soon, with two-bedroom houses at £280,000 (£112,000 for 40%).

Orbit Homes has its final two shared-ownership homes at Mulberry Park, Caister-on-Sea, from £75,000, and is launching Harolds Gate in Harleston during 2026, two- and three-bedroom houses and bungalows sold only through shared ownership. Persimmon sells shared-ownership plots itself at The Willows in Downham Market, where £117,500 buys half of a two-bedroom house.

Saffron Housing is taking the affordable homes on several sites. At Mendham Lane in Harleston, the Lovell site, it will have 151 (101 for rent, 50 shared ownership) in six phases between 2025 and 2028. It has 65 more at Damgate Back Lane in Martham with Crocus, first handovers due in September 2026, 17 at Woodton and 8 at Coltishall. How the affordable programme is funded is in our guide to Homes England’s social and affordable homes programme in Norfolk.

The big sites

The tables above are what is on sale now. The next ten years of supply sit on a handful of large permissions, and most of those are years from a show home. The Greater Norwich Local Plan, adopted by the three councils in March 2024, plans for 45,041 homes between 2018 and 2038 against an assessed need of 40,541. Its map gives Norwich 10,723, the Growth Triangle north-east of the city 10,119, Wymondham 2,513, Long Stratton 1,798, Cringleford 1,765, Taverham 1,518, Hethersett 1,351 and Easton 963. Breckland’s plan adds 4,000 at Attleborough and 5,000 at Thetford, and the King’s Lynn plan adopted in March 2025 adds up to 4,000 at West Winch.

North Rackheath

Taylor Wimpey has outline permission, reference 20220663, for up to 3,850 homes north of the village, with two primary schools, a secondary school and two local centres. The documents disagree on the final size. The 2016 Growth Triangle plan said 3,000 homes; the revised Rackheath Neighbourhood Plan, adopted in February 2026, says 4,150, to be built by Taylor Wimpey and Halsbury Homes.

Nothing is built yet. Taylor Wimpey consulted on its first phase of 368 homes between 1 and 14 September 2026 and intends to submit the detailed applications in October. The councils’ April 2025 delivery statement has enabling works starting early in 2027 and the first residents moving in during 2028, with 43 completions in the first year. There are no prices. The 246 new-build sales in Rackheath in the completions table further down are from estates already built in the village. Our Rackheath garden village piece sets out what has and has not been built, and the Rackheath guide covers the village itself.

Beeston Park

Beeston Park is the largest consented site in Norfolk: 3,520 homes on about 144 hectares between Sprowston and Old Catton, permitted by Broadland in February 2016 and varied by a section 73 consent approved in March 2025. Stretton Beeston Ltd bought the land in December 2023, working with Quinn Estates. The junction on St Faiths Road was built between October and December 2024, the county approved the wastewater treatment works in May 2025, and contracts were exchanged with housebuilders for phases one and three. Barratt and David Wilson published a 319-home proposal for phase 3a in July 2025. Persimmon’s Hopewell Park at Old Catton is now selling three- and four-bedroom houses, and in August 2026 the parish council was collecting street-name suggestions for Persimmon’s part of the site. The delivery statement forecasts no completions before 2027/28 and about 100 a year after that.

White House Farm and Salhouse Road, Sprowston

White House Farm, east of Blue Boar Lane, is 1,233 homes with 35% affordable and has been building since 2014/15. Land south of Salhouse Road got outline consent for at least 803 homes in March 2019, with Kier taking 251 and Barratt David Wilson 535 at the detailed stage. A further 450 homes on the north-east part of White House Farm went in for outline consent in November 2024 and are still undecided, with first homes envisaged in 2027.

Hethersett

Outline consent for 1,196 homes at Hethersett, shared between Persimmon and Taylor Wimpey, dates from July 2013. Persimmon had completed 448 homes on its parcels by April 2025 and Kett’s Meadow is sold out. Taylor Wimpey is selling phase 3a of Heather Gardens. A fourth phase of up to 200 homes has had a resolution to approve since January 2025. It has been held on nutrient neutrality, and we could find no confirmed start date in September 2026.

Cringleford, Easton and Costessey

At Cringleford, Land Fund won outline consent on appeal in January 2016 for up to 650 homes on land south of the A11 and east of the A47 (reference 2013/1494). Big Sky, the developer owned by South Norfolk Council, is building St Giles Park there, where 201 of its 348 homes were complete in 2025, and Tilia Homes is taking 293 of the total. Cringleford Heights on Colney Lane is a separate Barratt and David Wilson site. The next Cringleford Heights phase, 406 homes under application 2024/3836, was consented in December 2025 and is due to start in the second half of 2026; Barratt lists it as launching late in the year.

At Easton, Persimmon’s 890-home consent dates from November 2016. In April 2025, 320 homes were complete and 128 under construction, with a further 318 at the detailed stage and nutrient neutrality named as the constraint. Taylor Wimpey’s 44-home Hampden View at Costessey has been pending since 2021 and is listed as coming soon.

South Wymondham

The 1,230-home South Wymondham allocation, 67 hectares at Silfield, has had permission since February 2014 and is the most built-out of the big sites. Taylor Wimpey’s The Alders is the sales point there. Lovell’s William’s Park, elsewhere in the town, is on its final phase. Wymondham as a whole is allocated 2,513 homes across the plan period.

Long Stratton

Long Stratton’s plan, adopted in May 2016, was built round a bypass. Norfolk County Council opened the road to traffic on 11 August 2025 inside a £46.9m budget, paid for by developer contributions, the Department for Transport, the Greater Norwich Growth Board and South Norfolk Council. Two consents were granted on 15 September 2023: 1,275 homes on the east side, being marketed to builders with detailed plans due by September 2026, and 387 on the west side for Norfolk Homes. Tharston Park, 213 of Norfolk Homes’ plots on Brookes Way, is the one on sale.

Attleborough

Breckland’s local plan, adopted in 2019 and updated in September 2023, gives Attleborough an urban extension of 4,000 homes on 217 hectares south of the town, 2,680 of them inside the plan period to 2036. It requires two primary schools and a link road from London Road to the B1077, which must open in full before 1,200 homes are completed. Breckland’s infrastructure plan of July 2024 puts that road at about £25m, developer-led and still at preliminary design.

Outline consent was approved in March 2020. Homes England bought the first-phase land in March 2021 and describes phase one as up to 1,999 homes. In April 2025 the start had slipped a second time, to autumn 2025, and by September 2026 we could find no housebuilder or price announced for the first homes. We have covered the Attleborough and Besthorpe flood dispute separately.

Thetford

Thetford’s 5,000-home extension north of the town dates from the 2012 area action plan and holds outline consent under 3PL/2011/0805/O. Pigeon, the promoter for the Crown and Kilverstone estates, says around 700 plots have been sold to builders: Hopkins Homes took the first phase in 2018, Kier the second in 2019 and Taylor Wimpey the third in 2021. Breckland’s July 2023 land-supply statement had 4,302 of the 5,000 still to come. Kingsfleet and Britannia Grange are both selling, and Deer Vale Park at Kilverstone is listed as coming soon.

Great Yarmouth

Beacon Park at Bradwell is the borough’s urban extension, 1,000 homes with a primary school and a district centre, and was already under construction when the Local Plan Part 2 was adopted in December 2021. Persimmon’s Bluebell Meadow is the sales point. The same plan allocates about 665 homes west of Jack Chase Way at Caister-on-Sea and about 500 on the south side of Gorleston.

Around King’s Lynn

King’s Lynn’s growth area is West Winch, up to 4,000 homes in the local plan adopted on 27 March 2025. Hopkins Homes got outline consent for 1,110 of them in August 2024, subject to a legal agreement. The council’s published timetable gave 2026 as the earliest start, but we could find no confirmed start date in September 2026. A further 500 homes, promoted by Metacre, is undecided.

The whole area depends on the West Winch Housing Access Road. The county approved it in November 2025, Costain has the design-and-build contract, construction starts in 2027 and the road opens in 2028. No more than 300 homes can be built off the existing A10 before then.

The other big site on the Lynn edge is Knights Hill at South Wootton: up to 600 homes on an outline won at inquiry in 2020, with detailed consent for 574 in November 2023. Barratt and David Wilson are building it in five phases at about 40 homes a year, and their Castle Reach on Grimston Road is selling now.

Wastewater and nutrient neutrality

Anglian Water treats the wastewater for the whole of Norfolk. When it objects to a scheme on capacity, or when nutrient-neutrality rules apply, the scheme waits, sometimes for years. This is the most common reason a site sits in a local plan and does not break ground.

The rules follow Natural England’s advice of March 2022 and cover the River Wensum and the Broads, which includes the Bure, Yare, Ant and Thurne. A developer in those catchments has to buy mitigation before it can build. Norfolk Environmental Credits, the joint venture of the Norfolk councils and Anglian Water, prices a Wensum credit at £5,420 plus VAT for each 0.1kg of phosphorus a year. The government’s Nature Restoration Fund plan of December 2025 lists the Broads and Wensum among the first 16 catchments to get an environmental delivery plan, which would replace credit-buying with a levy. We could find no sign that the Norfolk plan had reached consultation by mid-September 2026.

On 2 July 2026 Defra’s Water Delivery Taskforce agreed a phased-infrastructure route with Anglian Water that released 18,771 stalled homes across the region. None of the five sites is in Norfolk; the nearest, 721 homes at Beccles, is just over the Suffolk border. The same phasing model is how Norfolk’s stalled schemes are likely to be worked through. Our analysis of the Anglian Water agreement sets out what it means for a buyer looking at a large site here.

What new builds sold for

HM Land Registry flags every registered sale as new build or existing. In the 12 months to June 2025, the last window complete enough to use, 1,438 new-build homes sold in Norfolk at a median of £332,995, against £267,500 for the 13,504 existing homes that changed hands (+24%). Most of that gap is mix, because new builds are more often detached and four-bedroom. Comparing like with like by property type gives the premium.

A new detached house cost about a tenth more than an existing one, and a new terrace about a fifth more. New flats went for well over half as much again, on a sample of only 53 sales. The premium buys a 10-year warranty, a newer fabric standard and a purchase with no chain.

Broadland and South Norfolk had the most new-build sales and the smallest gaps, because the Norwich fringe estates are in villages where existing prices are already high. In Breckland, Great Yarmouth and West Norfolk the gap is around 30%: there a new estate is being built into a cheaper existing market. The North Norfolk and Norwich city samples are small.

New-build first registrations reach the Land Registry slowly, which is why the window stops at June 2025. The following 12 months show only 365 new-build sales registered so far, against 1,438, so any figure for the year to June 2026 would be wrong for months yet.

Where new homes completed

Run over the 24 months to June 2026 and grouped by the place named in the registered address, the same data shows where new homes were finished. Rackheath is far ahead. The median is the price paid for a new home in that place over the two years; places with fewer than 14 registered sales are left out.

Drayton and Mattishall top the price column because their new homes were mostly detached. Norwich city’s new-build sales are mostly flats, which pulls its median down.

Buying new build in Norfolk

The estate charge

Many Norfolk estates have private roads and open space run by a management company, not adopted by the council. The annual charge, and the clause that sets how it can rise, are in the contract pack. The charge is not covered by the warranty and it passes to whoever buys the house from you.

The warranty

Most new builds carry a 10-year NHBC or LABC warranty. In years one and two the builder is responsible for defects; years three to ten cover the structure only. Report snagging in writing, and early.

Your own solicitor

New-build contracts carry phased completions, long-stop dates, estate charges and sometimes restrictive covenants. A solicitor you choose yourself works for you, not for the sale. Our Norfolk conveyancing guide covers how to pick one.

Norfolk developers

The lowest from-price is the cheapest plot across that developer’s Norfolk sites on 24 September 2026, so it tells you the floor, not the range. Persimmon’s £161,000 is a two-bedroom flat at Caister-on-Sea and Hopkins’ £170,000 a one-bedroom flat at Loddon.

Related guides

• Rackheath garden village: what is being built
• New-build homes around Norwich: developments, prices and schools
• First-time buyers guide to Norfolk
• Commuting from Norfolk to London and Cambridge
• Norfolk cost of living

Plan the move

How we produced this guide

Every development in the tables was read from the developer’s own website on 24 September 2026, including the plot lists where a site publishes them. Homes, prices and status are as printed that day. Where a developer gives a headline from-price we use it; where it gives only plot prices we use the lowest plot on sale. Shared-ownership figures are the full market values Flagship Homes prints, and the 40% share prices are our arithmetic. Sold prices come from HM Land Registry Price Paid Data, standard sales only, using the Land Registry’s new-build flag, grouped by property type, district and the town or village in the registered address. New-build first registrations lag by months, so the comparison window stops at June 2025 and the place table covers 24 months. Site sizes and timetables come from the adopted local plans, the councils’ April 2025 delivery statements and the planning applications named in the text. See our methodology page for source links.