New build homes in Dereham, Swaffham and Watton: every site selling now

On 11 November 2026 a family could buy a new house outright at five sites in Dereham, Swaffham and Watton, and we read every one on the builder’s own page. The cheapest home was plot 57 at Abel Homes’ Cygnet Rise in Swaffham, a two-bedroom semi called the Equinox, at £245,000. Dereham’s cheapest was the same house type, an Equinox end of terrace at plot 86 of Abel’s The Carriages, at £255,000. The cheapest four-bedroom house with a price on a builder’s page was £315,000, at Persimmon’s Foxley Park in Dereham, and Persimmon had nothing else for sale there.

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Four bedrooms is where this part of Norfolk is cheaper than the A11. On the same day the cheapest four-bedroom house with a price that we found in Wymondham or Attleborough was £375,000, plot 36 at White House Park (see our guide to new builds on the A11), so Foxley Park’s two Greenwoods were £60,000 less. For smaller homes there is little in it. Attleborough’s cheapest two-bedroom was £250,000, £5,000 more than Cygnet Rise’s, but its cheapest three-bedroom was £289,950, £5,050 less than Cygnet Rise’s £295,000, and at Kingsfleet in Thetford a three-bedroom was £250,000. Barratt’s two sites here, Ceres Rise in Swaffham and Wayland Fields in Watton, say all their homes are sold, although listing sites still show prices for both. At Watton, Bennett Homes’ page says its discount at Heritage Park needs contracts exchanged by 11 December 2026. Every figure below is an asking price, not a sold price.

The page covers Dereham and Toftwood, Swaffham, Watton and the A47 villages between them. If you have not settled on a town yet, the town matcher works from your budget, your commute and the schools you need, and gives you a shortlist.

Every site selling outright

As advertised on the builders’ own pages on 11 November 2026. Status and offers are in the builder’s words where they printed them. Abel prints no from-price for either of its sites, so its ranges run from the cheapest to the dearest plot with a price. Orbit’s development page for Mill View would not show its plots, so that row comes from Orbit’s Norfolk list and has no cheapest home to name.

Dereham and Toftwood

Dereham has three sites selling outright, and the choice between them depends mostly on how many bedrooms you need. Abel’s The Carriages, off Swanton Road, is the one with a full price list. Its cheapest homes are two-bedroom Equinoxes: plot 86, an end of terrace, at £255,000, then plot 68, a mid terrace, at £260,000 and plot 67, an end of terrace, at £262,500. The cheapest three-bedroom was plot 41, a Harmony semi, at £302,500, and the cheapest three-bedroom detached was £335,000. At the top, plot 43, a four-bedroom Liberty, was £505,000. Abel gives no floor areas on the listing, so ask for them.

Abel’s listing for The Carriages runs to four pages, and only the first has prices. Every available plot is on page 1; pages 2 to 4 are plots marked “To be released” with no price, so a quick look at a later page suggests nothing is for sale. Plot 69 is a small puzzle: the site plan marks it “Coming soon”, while its card says available at £265,000. Ask which is right.

Foxley Park, Persimmon’s site on Westfield Road, Dereham, advertises one to four bedrooms, but on 11 November it had two homes for sale, plots 46 and 54, both four-bedroom Greenwoods at £315,000. That is £20,000 less than Abel’s cheapest three-bedroom detached at The Carriages. A family that wants a three-bedroom house from Persimmon in Dereham had nothing to reserve that day. Both Greenwoods are marked “Ready to move in to”, but the same page labels plot 54 as a show home “Coming soon” and plot 46 “Register Interest”, so ask which one you can reserve and when you could move in. Persimmon lists part exchange and its Finishing Touches scheme.

Orbit’s Mill View, on Greenfields Road, is the only site in the area with five bedrooms, and the hardest to price. Orbit’s Norfolk list gives it “From £112,000 to £580,000” and says it is over 90% sold, with offers of up to £18,000 on selected plots. Mill View sells both outright and through shared ownership, and Orbit does not say which the £112,000 is, so do not compare it with the other sites. Orbit’s development page showed us no plots. Ask Orbit for a plot list with tenure and price before you go. For the town, read our Dereham guide.

Swaffham

Swaffham has one builder selling outright, and it has the cheapest homes in this guide. Abel’s Cygnet Rise, on the south side of the town, had 12 plots available on 11 November. The two-bedroom Equinoxes were £245,000 for plot 57, a semi, and £250,000 for plot 124, a mid terrace, and £252,500 for plot 125, an end of terrace. The cheapest three-bedroom was plot 97, an Atlas semi, at £295,000. There was one four-bedroom house, plot 95, a Greenburg, at £390,000, and one bungalow, plot 94, a two-bedroom Apollo, at £325,000. The dearest was plot 101, a three-bedroom chalet called the Horizon, at £415,000. West of Swaffham, our page on new build sites in King’s Lynn and Downham Market lists what the builders there are selling now, with their asking prices.

As at The Carriages, Abel’s prices are all on the first page of the listing and the later pages are unpriced plots still to be released. Flagship Homes sells shared ownership homes on the same development (see below). Barratt’s Ceres Rise, on Norwich Road, says “all homes now sold”, and Barratt’s Swaffham page listed no other site, so if a listing site shows you a Ceres Rise price, it is out of date. Our Swaffham guide covers the town itself.

Watton

Watton’s one selling site is mostly bungalows. Bennett Homes’ Heritage Park, on Lovell Gardens, had eight plots available and five reserved on 11 November, and six of the eight available were bungalows or chalet bungalows. The cheapest was plot 76, a two-bedroom Colkirk bungalow, at £285,000, and the dearest plot 74, a three-bedroom Sandringham bungalow, at £435,000. Only two available plots were houses: plot 19, a four-bedroom detached Oulton, at £350,000, and plot 40a, a three-bedroom detached Morley, at £395,000. Plot 19 carries an “Offers Available” tag. At £350,000 it was £35,000 more than a Greenwood at Foxley Park.

Bennett’s page offers an “Exclusive Discount offer” on new reservations only, subject to legal exchange by 11 December 2026. It does not say how much the discount is on the page we read. Exchanging within a month of reserving needs a mortgage offer, a solicitor ready to go and, if you are selling, a buyer already in place, so ask Bennett what the discount is worth before you decide whether the deadline is realistic for you. Barratt’s Wayland Fields, on Thetford Road, says “all homes now sold”. Read our Watton guide for the town.

The villages

We found no volume builder selling in the villages between the three towns on 11 November. The only other village site on a builder’s page was Places for People’s Yare Green at Shipdham, which is shared ownership only. Esmera Homes’ The Hawthorns at Necton, nine detached houses, says “SOLD OUT”. A few small private schemes around Saham Toney, Hingham and Necton appear only on local agents’ listings, with no builder’s page we could find, so they are not in this guide.

Shared ownership

Three sites had shared ownership homes with prices on 11 November, and the share you can start with differs between them. Flagship Homes’ Crane’s Green in Dereham listed five homes: plots 34 and 38, both two-bedroom, at £277,500; plots 35 and 36, three-bedroom, at £310,000; and plot 37, a three-bedroom, at £300,000. Initial shares run from 10% to 75%. At Cygnet Rise in Swaffham, Flagship listed plot 74, a two-bedroom semi, at £245,000 and plots 79 and 80, three-bedroom, at £280,000, with initial shares from 25% to 75%. Flagship prints one figure per plot, with an asterisk it does not explain, and no share price. Ask what your share would cost and what rent you would pay on the rest.

Places for People’s Yare Green, on Chapel Street in Shipdham, says it has seven homes available with two to four bedrooms at “£250,000 to £322,500”, subject to eligibility and affordability. It does not say whether those are full market values. Mill View in Dereham also sells through shared ownership, but Orbit’s page showed us no shared ownership plots. First-time buyers should also read our Your First Home guide.

Sold out or no longer listed

Listing sites keep finished estates up for a long time, often with prices. The builders’ own pages say these are done, or no longer list them:

• Ceres Rise, Norwich Road, Swaffham (Barratt): “all homes now sold”, 11 November 2026.
• Wayland Fields, Thetford Road, Watton (Barratt): “all homes now sold”, 11 November 2026.
• The Hawthorns, School Road, Necton (Esmera Homes): “SOLD OUT”, all nine plots sold, 11 November 2026.
• Etling Grove, Dereham (Taylor Wimpey): “now completely sold out”, 11 November 2026.
• Pedlars Meadow, Swaffham (Persimmon): Persimmon’s Swaffham page said “No live developments yet” on 11 November 2026 and does not list it.
• The Kingfishers, Mattishall (Denbury Homes): not on Denbury’s current or forthcoming lists on 11 November 2026.

Coming, not on sale

Most of what is coming is in Swaffham, and none of it has a price. Crocus Homes’ page for Kings View says 150 homes, two to four bedrooms, houses and bungalows, “Coming soon”, with no date. That total is Crocus’s figure. Crocus quotes a planning reference, which we have not checked on Breckland Council’s register. Crocus’s Spire View, on land south of Sporle Road, is at an earlier stage: the page says Crocus is consulting on a proposed planning application. Off New Sporle Road, Flagship’s news item of 9 January 2026 says its Carter’s Green site will have 51 homes, 31 for affordable rent and 20 for shared ownership, with the first due in spring 2027.

The two Abel sites also have homes still to come. The Carriages had 37 plots marked “To be released” on 11 November and Cygnet Rise about as many, none with a price or a date. We also checked Barratt, David Wilson, Lovell, Hopkins, Hill, Matthew Homes, Allison and Norfolk Homes, and none listed a site for sale in the area on 11 November; Taylor Wimpey’s Dereham and Swaffham pages listed none either. Bellway’s East Anglia list would not load, so we could not check it. If nothing here fits, a plot of your own is the other route; see our self-build guide. For the Norwich fringe, see our guide to new build homes around Norwich.

Before you reserve

School places come from Norfolk County Council, not the builder. A new estate does not come with a place at the nearest school, so check the year you need against the council’s admissions rules before you pay a reservation fee.

Ask the sales office three things in writing: how much the reservation fee is, how long it holds the plot, and what you get back if you pull out. Ask whether the price you were quoted is still the price on the plot. At Mill View and Heritage Park, where the offer has no figure for your plot, ask what it is worth on the home you want and get that in writing too. If you take Persimmon’s part exchange at Foxley Park, ask how your house will be valued and get your own estate agent’s figure to set against it.

Check which warranty covers the home: NHBC or another provider. Report snagging in writing, and early. Your lender will want to know about every incentive, and our Norwich new builds guide explains what the common ones are worth.

Not set on Dereham, Swaffham or Watton yet? Answer six questions and get a shortlist of Norfolk towns that fit your budget, schools and trains. At the end you can ask us for the new-build sites in your budget in those towns.

We have the same page for two other parts of Norfolk: North Norfolk, and Harleston, Long Stratton and Loddon.

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How we produced this guide

Every development in the table was read on the builder’s own page on 11 November 2026, and prices, bedrooms, status and offers are as printed that day. Abel prints no from-price, so its ranges run from the cheapest to the dearest available plot on page 1 of each listing, which is where all its priced plots appear. Persimmon and Abel give no floor areas on their listings. Orbit’s Mill View page showed no plots, so its range comes from Orbit’s Norfolk list. Home totals for The Carriages, Heritage Park, Kings View and Carter’s Green are the builders’ own figures, not council figures. The A11 comparison uses our Wymondham and Attleborough guide, read the same day. Portals and listing sites were used only to find sites; no figure here comes from them. These are asking prices, not sold prices. See our methodology page for how we check sources.