New build homes in Harleston, Long Stratton and Loddon

On 11 November 2026 a family could reserve a new house outright at four sites in south Norfolk’s Waveney and Tas valleys with prices on the builder’s own page: Lovell’s Briarswood in Harleston, Hopkins Homes’ Loddon Rise in Loddon, Bennett Homes’ St Felix Park in Chedgrave and Norfolk Homes’ Tharston Park in Long Stratton. The cheapest home was plot 171 at Loddon Rise, a one-bedroom leasehold apartment, the Southwood, at £170,000, which Hopkins lists with “Furniture & Flooring included”. Diss and Ditchingham had nothing to reserve on any builder’s page. Long Stratton’s bypass is open, but of the 1,800 or so homes tied to it, the only ones a family could reserve were seven plots at Tharston Park, all three and four bedrooms, from £360,000.

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For a two-bedroom house, this area costs the same as mid-Norfolk. Plot 107 at Briarswood, a two-bedroom Gorse semi, was £245,000, the same price as the cheapest two-bedroom semi we found in Swaffham that day (see our guide to new builds in Dereham and Swaffham). The cheapest four-bedroom house here, a Cedar semi at Briarswood at £340,000, was £25,000 more than the two four-bedroom detached Greenwoods at Persimmon’s Foxley Park in Dereham, though Persimmon’s page gave those two homes conflicting status. Bungalows cost more. The only priced bungalows on a builder’s page were at St Felix Park, from £395,000 for a two-bedroom Fransham, against £285,000 for a two-bedroom bungalow at Bennett’s Heritage Park in Watton. Harleston has the most to choose from, with one builder selling outright and three housing providers selling shared ownership. Every figure below is an asking price, not a sold price.

The page covers Harleston, Loddon and Chedgrave, Long Stratton, Diss, Ditchingham, Poringland and the villages between them, on the Norfolk side of the Waveney. 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 with a builder’s price list

As advertised on the builders’ own pages on 11 November 2026. Status and offers are in the builder’s words where they printed them. Lovell and Hopkins print a “from” price, so for those two we give that figure and the dearest plot we read. Bennett prints a range. Norfolk Homes prints no headline price, so its range runs from the cheapest to the dearest plot listed. Shared ownership schemes are in their own section below.

Harleston

Harleston has the most to choose from in this guide, on two roads. Lovell’s Briarswood is on Mendham Lane, with Saffron Housing Trust’s shared ownership homes on the same development. Flagship Homes’ Valley View and Orbit Homes’ Harolds Gate are both on Spirkett’s Lane, and both sell only shared ownership (see below).

Briarswood is where to look for a two-bedroom house. Lovell’s page says “Prices from £245,000”, which matched plot 107, a two-bedroom Gorse semi; plot 108, another Gorse, was £250,000, and the two-bedroom Holly semis at plots 174 and 175 were £260,000. Three bedrooms started at £325,000, for plot 189, a Lime semi, and plots 111, 112 and 113, three-storey Oaks; plot 190, another Lime, was £330,000. The three-bedroom detached homes were plot 90, a Nutmeg, at £350,000, plot 173, another Nutmeg, at £360,000, and plots 094 and 095, Laurels, at £375,000. Plot 096, a four-bedroom detached Sycamore, was £425,000, and the dearest plot we read was 091, a four-bedroom detached Aspen, at £525,000.

If you need a fourth bedroom more than a detached house, look at the Cedar, a four-bedroom semi. Plot 079 was £340,000, plot 192 £345,000 and plot 191 £355,000, so all three cost less than a three-bedroom detached Laurel, and plots 079 and 192 less than the Nutmeg too.

Lovell advertises two and three-bedroom bungalows at Briarswood, but the one bungalow type its page names, the Fir, a two-bedroom detached, is “coming soon” with no price. So are four more house types, the Pine, Dogwood, Spruce and Rowan, and dozens of plots of the types already selling. If you want to live on one floor and move soon, St Felix Park at Chedgrave is the only builder’s page in this guide with a priced bungalow to buy outright; Orbit’s Harolds Gate includes shared ownership bungalows (see below). For over-55s, McCarthy & Stone’s Waveney Place on Mendham Lane in Harleston sells new one-bedroom retirement flats, outright and through shared ownership, but the prices we found were on a portal rather than the builder’s page, so ask McCarthy & Stone for its price list.

Lovell’s Briarswood pages name at least nine schemes: No deposit? No problem, Deposit Boost, Part Exchange, Helping Hands, New Build Boost, 5% Saver, Own New Rate Reducer, Stamp Duty Paid and Flooring Included. None has an end date. The page ties two offers to homes. Plot 111, a £325,000 Oak, carries a 5% deposit paid offer worth £16,250. Plot 90, the Nutmeg, is marked “WAS £360,000 NOW £350,000”. Both are labelled “Limited Time Only” with no end date, so ask how long they will last, and for any other plot ask which scheme applies and get the answer in writing. The sales office opens Monday and Thursday to Sunday, 10am to 5pm. Our Harleston guide covers the town.

Loddon and Chedgrave

Loddon Rise has the cheapest homes in this guide, and the widest spread of sizes. Hopkins’ page says “Prices from £170,000”, which matched plot 171, a one-bedroom leasehold apartment, the Southwood, that comes with furniture and flooring. Plot 173, a two-bedroom Whitwell apartment, leasehold, was £185,000. The three-bedroom homes were plot 159, a Liston, at £310,000, plot 156, a Flatford, at £315,000 and plot 164, a Sutton, at £340,000. The four-bedroom homes ran from £400,000 for plot 163, a Bixley, through a Keswick at plot 166 (£460,000) and two Heachams, plot 122 at £475,000 and plot 13 at £525,000, to £535,000 for plot 168, a Chiltern, the dearest of the 10 plots listed. The show homes are plot 1, a Heacham, and plot 2, a Flatford.

The two-bedroom home is new. On 1 November Hopkins listed eight homes at Loddon Rise and none had two bedrooms; on 11 November it listed ten, including plot 173. The starting price of £170,000 did not change. Hopkins’ headline offers “up to £26,250 cashback”, and plot 13’s listing carries “£26,250 to spend your way” with an asterisk; plots 166 and 122 say “Move In for Xmas”. None of these has an end date or terms on the page, so ask for them in writing and tell your lender. The page also lists a first-time buyer weekend on 14 and 15 November and a part exchange event on 21 and 22 November.

In Chedgrave, Bennett’s St Felix Park is mostly bungalows and has the dearest homes in this guide. Five of its nine priced plots were detached bungalows: plots 70 and 71, two-bedroom Franshams, at £395,000; plot 69, a three-bedroom Walsingham, at £500,000; and plots 68 and 72, three-bedroom Bostons, at £615,000 and £620,000. The four houses were all four-bedroom detached: plot 5, a Kelling, at £460,000, plot 4, a Flixton, at £500,000, and two Beytons, plot 2 at £600,000 and plot 3 at £605,000. Bennett’s page describes 2, 3, 4 and 5 bedroom homes, but no five-bedroom home was listed, and the one three-bedroom house, an Ellingham at plot 9, was reserved.

Bennett’s page says “RESERVE NOW AND WE COULD BE PAYING YOUR STAMP DUTY!” and labels plots 2, 5, 69 and 71 “STAMP DUTY PAID”, with no end date. The same four plots carry an “Offers Available” tag. Ask what the stamp duty offer is worth on the plot you want, and whether it applies to any other. The show home opens Thursday to Monday, 10am to 5pm. Our Loddon guide covers the town.

Long Stratton

Long Stratton has its bypass before most of the houses it was built for. South Norfolk Council said in August 2024 that the scheme, brought forward with Norfolk Homes and Norfolk Land, would deliver 1,800 homes. Octavius, the contractor, reported the official opening on 30 October 2025: a 4km single carriageway that cost £47 million. On 11 November 2026 the only homes from that plan that a family could reserve were at Norfolk Homes’ Tharston Park, which the builder says will have 213 homes.

Tharston Park listed seven plots, all detached and all three or four bedrooms. The three-bedroom Chambers were plot 29 at £360,000, plot 155 at £365,000 and plot 151 at £370,000. The four-bedroom homes were two Cadburys, plot 26 at £399,995 and plot 25 at £405,000, plot 22, a Lawrence, at £425,000, and plot 21, a Wordsworth, at £470,000. Norfolk Homes advertises two to four bedrooms, but no two-bedroom home was listed. Plot 155 was £367,500 on 1 November and £365,000 ten days later, so check the price on the plot itself before you go. Visits are by appointment, and the menu has an item called “Early Bird Reservations” with no details or dates behind it.

No builder’s page we read names a housebuilder for the rest of the 1,800. If you are waiting for that, there is nothing to reserve and no date to plan around. Bennett’s Abbotts Grange, at Forncett St Peter, is now a completed development. Our Long Stratton guide covers the town.

Diss: nothing to reserve yet

Diss is a principal market town, and no builder had a home for sale there on 11 November. Norfolk Homes’ Heywood Fields, off Shelfanger Road, says “Coming Soon” for 177 homes of two to four bedrooms. The page says “Planning approval has been received” and that infrastructure works are about to begin, and gives no price and no date. Flagship’s Station View on Vinces Road, a shared ownership scheme, says “Development complete”. Persimmon’s Diss page describes the town and lists no site. Some four-bedroom new builds on Heywood Road in Shelfanger are on agents’ listings only (see below).

Ditchingham: nothing from a builder

Ditchingham had no new home for sale on any builder’s page on 11 November. Its one recent scheme, Nightingale Rise, appears only on agents’ and portal listings, and some of those mark the last plot under offer. Badger Building, named on those listings as the builder, does not list Nightingale Rise among the developments on its home page. A scheme proposed for Loddon Road appears on portal pages, which say it is still going through the local plan, and nothing there can be reserved.

Poringland and the villages

We found no builder selling in Poringland, Hempnall, Pulham Market, Roydon, Scole or Brooke. In Poringland, Norfolk Homes lists Brooke Meadow Way among its completed developments, Bennett says “all homes at Milestones are sold”, and Barratt’s and David Wilson’s Poringland pages list no development. A small scheme called Oak Court is on one agent’s listings with no builder named. If nothing here fits, a plot of your own is the other route; see our self-build guide.

Shared ownership

Three housing providers sell shared ownership in Harleston and Loddon, and only Flagship prints what each share costs. South Norfolk Council’s January 2026 list names Flagship, Orbit and Saffron as the providers in Harleston. If you are comparing them, start with the full value of the home, because a lower share price on its own tells you little.

Flagship prints the full value on the development page and the share prices on each plot page, and its pages give shares from 25% to 75% and a two-stage affordability assessment. They don’t state income limits or local connection rules for these sites, and Flagship’s guide says each home has a minimum and maximum household income, so ask. At Valley View in Harleston, built by Cripps Developments, plots 16, 17 and 18 were two-bedroom semis at £260,000 full value, and plot 16’s page prices a 25% share at £65,000, though Flagship suggests starting at 40%, £104,000. No three-bedroom home there was available: plot 85 was under offer and plots 82, 83 and 84 sold. At Loddon Rise, plots 150 to 154 were two-bedroom semis at £260,000 full value, with a 25% share on plot 154 at £65,000 and a suggested 40% at £104,000. The three-bedroom homes were £305,000 for plots 145, 146, 147 and 149 and £300,000 for plot 148, and plot 145’s page prices a 25% share at £76,250 and a suggested 40% at £122,000. Flagship’s Loddon Rise page still calls it “coming soon”, even though these plots have prices. Neither site prints the rent on the share you do not own, so ask.

Orbit’s Harolds Gate prints prices “From £100,000 to £124,000” for shared ownership, and the page gives no share percentage and no full value, so you cannot yet set it against Flagship’s £65,000. Orbit’s shared ownership page says shares usually run from 25% to 75%, that buyers need not be first-time buyers but must not already own a home, that local priorities may vary by development, and that the homes are leasehold. Orbit’s news from May 2025 gives the site 162 homes, 89 for shared ownership and 73 for social rent, and the council’s list expects them from late 2026 until 2030. Orbit describes the homes as houses and bungalows, but doesn’t say which the £100,000 buys. Ask Orbit what share and what full value it is.

Saffron Housing Trust’s homes at Briarswood are marked “Available” with no full value, share price or rent printed. Saffron’s page gives a minimum share of 10% and a maximum of 75%, for households earning under £80,000, usually first-time buyers; anyone who owns a home must sell it and show they cannot buy outright, and homes go first come, first served by registration date. Saffron says 50 homes will be released over five years. First-time buyers should also read our Your First Home guide.

On agents’ listings only

These schemes appear on estate agents’ or portal listings, but we found no builder’s or provider’s page selling them, so we have printed no prices. Ask the agent who is building and for the price list.

• Nightingale Rise, Ditchingham (Badger Building, on the agents’ listings): agents’ listings, some marking the last plot under offer.
• Waveney Place, Mendham Lane, Harleston (McCarthy & Stone, retirement flats for over-55s, leasehold): new one-bedroom flats on portal listings.
• The Acorns, Long Stratton (Branksome Homes, three homes): an agent’s listing with Brown & Co.
• Oak Court, Poringland: one agent’s listings, with no builder named.
• Heywood Road, Shelfanger, near Diss: four-bedroom detached houses on agents’ listings, with no builder named on any listing we found.
• Denmark Lane, Roydon (Places for People, shared ownership): Places for People’s page shows no homes there.

Sold out or no longer listed

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

• Station View, Vinces Road, Diss (Flagship Homes): “Development complete”, 11 November 2026.
• Brooke Meadow Way, Poringland (Norfolk Homes): listed under “Completed Developments” on Norfolk Homes’ past developments page, 11 November 2026.
• Milestones, Bungay Road, Poringland (Bennett Homes): “all homes at Milestones are sold”, 11 November 2026.
• Abbotts Grange, Forncett St Peter (Bennett Homes): “now a completed development”, 11 November 2026.
• Flagship Homes at Briarswood, Harleston: Flagship’s page for it no longer exists, and it is not among the 20 sites on Flagship’s current list, 11 November 2026.
• Loddon Rise plots 169, 170, 174, 175 and 176 (Hopkins Homes) and Valley View plots 70, 82, 83 and 84 (Flagship Homes): “Sold”.

Coming, not on sale

The one scheme that would change this page is Heywood Fields in Diss (above), and it has no price or date. The rest of what is coming is on sites already selling. At Briarswood, Lovell has dozens of plots marked “Coming Soon” with the price to be announced, as well as the Fir bungalow and four other house types. Saffron is releasing its Briarswood homes in phases, which the council’s January 2026 list expects to run until 2028. Orbit’s Harolds Gate is due to deliver from late 2026 until 2030. For the rest of Long Stratton’s 1,800 homes, no builder is named.

We also checked Persimmon, Abel, Hill, Allison, Barratt and David Wilson, and none listed a site in the area on 11 November; Taylor Wimpey’s national list names none either. We could not open Bloor’s own site finder, and no list of Bloor sites we could read includes one in Norfolk. We did not check Clarion, and Badger Building’s home page lists no scheme here, so a site from Clarion, Badger or another small builder could be missing. If you know of one, tell us. Suffolk sites across the river, at Bungay and beyond, are not in this guide.

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. Check the flood map before reserving, too.

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 Tharston Park one plot’s price moved within ten days. At Briarswood, Loddon Rise and St Felix Park, where most offers have no terms on the page, ask what the offer is worth on the home you want and get that in writing too. If you take part exchange from Lovell or Hopkins, 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, cashback and stamp duty included.

Not set on Harleston, Loddon or Long Stratton 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 other parts of Norfolk: Wymondham and Attleborough, North Norfolk, and King’s Lynn and Downham Market.

Plan the move

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. Lovell prints “from” prices by house type, so Briarswood’s plot prices come from its house-type pages, read the same day, and the dearest plot we read is not necessarily Lovell’s top price. Hopkins, Bennett and Norfolk Homes list plots with prices, and we checked their lowest prices against those plots. For Flagship we read share prices on three plot pages, Loddon Rise plots 145 and 154 and Valley View plot 16, and no others. Shared ownership eligibility is as each provider states it. Home totals for Tharston Park, Heywood Fields and Harolds Gate are the builders’ and providers’ own figures. The bypass figures are from South Norfolk Council’s news of 8 August 2024 and Octavius’s of 30 October 2025. Mid-Norfolk figures are from our Dereham and Swaffham guide. Portals, listing sites and agents 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.