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Everything we have published, newest first. New town and village guides, price and data updates, and Norfolk stories as they go live.
Homes England’s £39bn Social and Affordable Homes Programme: what it means for Norfolk
Homes England announced a £39bn ten-year social and affordable housing programme on 25 August 2026. No Norfolk council or Norfolk-based housing association was named among the 33 first-wave strategic partners, but three separate funding routes should still deliver new social homes across the county before 2030.
By Tom Fletcher
Norwich population 2026: what the latest ONS numbers say
Norwich has 147,182 residents in the city local authority area (ONS mid-2024), around 200,752 in the built-up area (2021 Census), and roughly 213,000 across Greater Norwich. Here is what each figure counts and how the city has grown.
By James Ward
Attleborough and Besthorpe: what the 110-home flood dispute means for buyers (2026)
Ashberry Strategic Land wants outline permission for 110 homes at Besthorpe. The land sits next to streets flooded in Storm Babet 2023. What Norfolk County Council found, and what a buyer thinking about Attleborough should actually check.
By Tom Fletcher
Norfolk heritage builders and specialists
Verified thatchers, lime and clay-lump specialists, flint masons and conservation builders working in Norfolk, plus the registers to search.
By Tom Fletcher
Buying and owning a period or non-standard home in Norfolk
Listed building consent, conservation areas, surveys, non-standard mortgages, insurance and VAT for period Norfolk homes.
By Tom Fletcher
Why old Norfolk walls need lime, not cement
Why pre-1919 Norfolk walls must breathe, what cement render does to them, and how to choose lime and limewash correctly.
By Helen Marsh
Norfolk reed and the thatched roof
What Norfolk reed really means, how long a reed roof lasts, and what owning a thatched Norfolk cottage actually involves.
By Helen Marsh
Carrstone: west Norfolk’s gingerbread stone
The rusty ironstone of Hunstanton, Snettisham and Downham Market: what carrstone is, where it is, and how to care for it.
By Helen Marsh
Flint: the stone Norfolk built with
Why Norfolk built in flint, how to read a flint wall, and why lime not cement is the only safe way to repoint one.
By Helen Marsh
Clay lump: Norfolk’s earth-built walls
How to recognise a clay lump house, where in Norfolk you find them, and why cement render is the one thing that destroys an earth wall.
By Helen Marsh
Traditional Norfolk buildings: what the county is made of
Norfolk's older buildings are a read-out of its geology. A guide to flint, clay lump, carrstone, reed and lime, and how to keep them sound.
By Helen Marsh
Cost of Selling a House in Norfolk 2026: Fees, EPCs and Agent Commission
Expect to spend £4,000 to £6,000 to sell an average Norfolk home. Estate agent commission is the biggest slice, EPC and conveyancing are fixed floors, and
By James Ward
Norfolk towns by population 2026: the 25 largest settlements ranked
The 25 largest towns in Norfolk by 2021 Census population, with district, size and a mover's read of what the numbers actually mean.
By Tom Fletcher
The Norfolk Living Guide Awards 2026
Seven categories, no entry fee, no public vote and no way to buy a badge. The Guide launches awards for the villages and services no Norfolk scheme covers. Suggestions open until 30 September 2026.
By Tom Fletcher
Rackheath Garden Village 2026: What’s Built, What’s Not
Rackheath sits on the edge of Norfolk's biggest single housing allocation. Charles Church is selling Prince's Park now; Taylor Wimpey's 3,850-home outline north of the village is still consulting. Here's the honest split for anyone considering a move.
By Tom Fletcher
Norfolk House Prices H1 2026: The Half-Year Data Report
Norfolk's H1 2026 property numbers from HM Land Registry: confirmed county figures to April, the regional gap, and what completes with the July and August releases.
By James Ward
Leasehold crackdown 2026: what the 15 July reforms mean for Norfolk buyers
The 15 July 2026 leasehold reforms explained for Norfolk: what changes for Norwich flats, coastal retirement leaseholds and new-build leasehold houses, with the 2027 timeline and the £250 ground rent cap still coming.
By James Ward
Moving to Norwich: which suburb suits you? The 2026 commuter-belt comparison
Hellesdon, Thorpe St Andrew, Sprowston, Costessey and Cringleford compared on price, council area, schools, transport and character. April 2026 HM Land Registry data plus 2026-27 council tax and current Ofsted ratings.
By Tom Fletcher
Buying your first home in Norwich in 2026: deposits, stamp duty and the monthly stack
The honest first-time buyer numbers for Norwich in 2026, verified against HM Land Registry HPI April 2026, gov.uk SDLT rules, Norwich council tax 2026-27 and the current Bank of England Bank Rate.
By James Ward
Great Yarmouth on the UK Town of Culture 2028 shortlist: what it could mean for the town
Great Yarmouth is one of fifteen towns shortlisted for the UK's first Town of Culture in 2028. Here is what the shortlist mechanics look like, what the pitch actually is, and what it could mean if you are thinking about moving to the town.
By Sarah Ellis
Hosepipe ban Norfolk 2026: what’s banned, exemptions, and the £1,000 fine
Anglian Water's temporary use ban has covered Norfolk since 11 July 2026. What it bans, who is exempt, the £1,000 fine for breaches, and when it is likely to lift.
By Tom Fletcher
Norfolk boarding schools vs state schools: the honest comparison
There are no grammar schools in Norfolk. Every state secondary is non-selective, admissions are set by Norfolk County Council against distance and sibling priority, and the
By Helen Marsh
Renting in Norfolk 2026: costs, districts and what to expect on stock
Norfolk private rents by district in 2026, cited to the ONS Price Index of Private Rents, plus Norwich BRMA LHA rates and the honest availability picture.
By Tom Fletcher
Norfolk vs Suffolk: which county fits the move you are planning
The honest comparison between Norfolk and Suffolk for anyone deciding where to move in East Anglia — prices verified against April 2026 HM Land Registry HPI, plus the practical differences on coast, commute, schools and country.
By James Ward
Brundall vs Wroxham: Which Broadland Village Suits Your Move?
Two Broadland villages, prices within 10 grand of each other, and a real difference on trains, schools and tourist load. Brundall's ten-minute Wherry Line service versus Wroxham's in-village secondary and Roys of Wroxham. Honest side-by-side for 2026.
By Tom Fletcher
Norfolk Property Surveys Guide 2026: Thatch, Flint, Clay Belt and Coastal Stock
A generic UK homebuyer survey undersells what a Norfolk buyer needs. The county's housing stock is unusually mixed: flint, Carstone and Norfolk pantile, substantial pre-1900 stock,
By James Ward
The £9,000 heat pump grant for oil-heated Norfolk homes: what changes on 21 July
From 21 July 2026 the Boiler Upgrade Scheme grant for households replacing oil heating rises to £9,000. Norfolk sits at the top of the off-grid map: what changes on the maths.
By James Ward
Best Places to Live in Norfolk: Towns, Villages and Coast Ranked (2026)
The best places to live in Norfolk for 2026, ranked by value, schools, transport, safety and lifestyle, with the top market towns, villages and coastal spots.
By Tom Fletcher
Anglian Water’s 18,771-home breakthrough: what it changes for Norfolk buyers
The government cleared 18,771 new homes across East Anglia, Lincolnshire and the Home Counties on 2 July 2026. None of the five named sites are in Norfolk. Here is what the announcement actually changes for buyers looking at Norfolk new-build.
By Tom Fletcher
Moving to Norfolk with school-age children: the July-to-September timeline
The July window for a September school start in Norfolk is unforgiving. What actually happens if you apply this weekend, next Monday, or wait for the January tranche.
By Helen Marsh
Moving from London to Norfolk: What Movers Actually Find
Moving from London to Norfolk in 2026? Honest guide to the financial case, real commute times, and which Norfolk towns work best for London leavers.
By Tom Fletcher
Best Norfolk Villages for Families: Top Schools & Safe Streets (2026)
Independent ranking of Norfolk's strongest family villages for 2026. Composite scoring weighted on schools, safety and value. Per-village data on Ofsted, commute time, price band and family-fit. Picks-by-family-type matrix and 9-question FAQ.
By Helen Marsh
Norwich City Centre Investment and Development 2026: What It Means for Movers
Norwich city centre in 2026: what the investment wave means for movers, where flats sit from £180,000 to £280,000, and whether to rent or buy while the market is soft.
By Tom Fletcher
Spring in Norfolk: Bluebells, Nature Walks and the Best Outdoor Spots
Norfolk spring nature site quality (2026) Foxley WoodBluebells Wayland WoodBluebells HolkhamSpring birds Cley MarshesMigration Holt LowesHeath + bluebells Bure MarshesBroads spring Qualitative spring-character composite. Source: Norfolk
By Sarah Ellis
Norfolk House Prices Q1 2026: The Full Data Report by District and Postcode
Q1 2026 Norfolk house-price report. District averages, postcode highs and lows, rents, mortgage scenarios, three buyer personas, and a Q2 forward outlook. Sourced from HM Land Registry, ONS, Rightmove, Zoopla and Bank of England.
By James Ward
Living in Cringleford: Full Area Guide for 2026
Independent guide to living in Cringleford in 2026. Average price £475,000, three-bed from £395,000, 10 min to Norwich. Schools, transport, growth outlook and editor's verdict.
By James Ward
Living in Burnham Market 2026: The Honest Chelsea-on-Sea Guide
Independent guide to living in Burnham Market in 2026. Average price £625,000, three-bed from £550,000, 1h to Norwich. Schools, transport, growth outlook and editor's verdict.
By Sarah Ellis
Living in Happisburgh 2026: The Honest Norfolk Coast Guide
Independent guide to living in Happisburgh in 2026. Average price £235,000 (highly variable), three-bed from £225,000, 45 min to Norwich. Schools, transport, growth outlook and editor's verdict.
By Sarah Ellis
Living in Dersingham 2026: Full Sandringham-Adjacent Village Guide
Independent guide to living in Dersingham in 2026. Average price £295,000, three-bed from £230,000, 1h 5m to Norwich. Schools, transport, growth outlook and editor's verdict.
By Sarah Ellis
Why Norfolk is One of the Best Places to Live in the UK
Data sourcesHM Land Registry, ONS housing affordability ratios, Ofsted Reports, Greater Anglia, Norfolk Coastal PartnershipPeriod coveredUK House Price Index monthly means to April 2026Last updated2 July
By Tom Fletcher
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