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Living in Long Stratton
Long Stratton is a large village on the A140 south of Norwich. Its bypass opened in August 2025 so that 1,875 new homes could follow, and those have barely started.
Long Stratton is a large village on the A140 about 12 miles south of Norwich, and the bypass that took the A140’s through-traffic out of it opened to traffic in August 2025 after decades of campaigning. The road was built so that 1,875 new homes could follow it, and those have barely started. The median sale price was £250,000 in the year to June 2026, and Norwich is about 25 minutes up the road.
Where it is: about 10 miles south of Norwich city centre as the crow flies, in South Norfolk district, postcode NR15.
Buy in Long Stratton if you want a South Norfolk house for less than the district average and you drive to work.
The village has its own infant, junior and high schools, a GP practice and a leisure centre, and the bus to Norwich runs every half hour. It is a poor fit if you need a train every day, if you want a sixth form without a bus ride, or if living beside a building site for the next several years would wear you down. Council tax is also among the highest in South Norfolk. For a mainline station at similar prices, look at Diss.
Property prices
HM Land Registry recorded 74 standard sales in Long Stratton in the 12 months to June 2026. The median was £250,000 and the mean £265,000. Terraces and semis typically sell for a little over £200,000, and detached houses for just over £300,000.
| Property type | Sales | Median price |
|---|---|---|
| Detached | 28 | £316,500 |
| Semi-detached | 33 | £231,000 |
| Terraced | 12 | £212,500 |
The UK House Price Index put the South Norfolk average at £311,587 in July 2026, up 1.5% on the year. That index is adjusted for the mix of homes sold, so the gap with the Long Stratton median is only a rough guide. Even so, Long Stratton is clearly cheaper than the district as a whole.
None of the sales above was a new build. Norfolk Homes is building Tharston Park, 213 two- to four-bedroom houses, advertised from £235,000 for a two-bedroom terrace, with three- and four-bedroom detached houses listed at £380,000 to £550,000. Those asking prices are well above what older detached houses in the village have been selling for.
Rents are published only for the whole district. The ONS put the average private rent in South Norfolk at £981 a month in August 2026, up 3.1% on a year earlier, and £1,107 for a three-bedroom home.
Long Stratton’s Band D council tax for 2026-27 is £2,586.92, the fourth highest in South Norfolk after Diss, Trowse with Newton and Harleston. A parish with no precept pays £2,368.17, so the parish council’s share is £218.75 a year at Band D, up from £188.04 the year before. Band A is £1,724.61 and Band C £2,299.48. Our council tax guide compares the districts.
The bypass and the new homes
The bypass is a single-carriageway road of just under 4km along the eastern side of the village, from a new junction at Church Lane in the north to the old A140 near Oakside Farm in the south. It cost £46.9 million, took Octavius Infrastructure 18 months to build and opened to traffic in August 2025. Norfolk County Council held the formal opening on 30 October 2025. The scheme included two new bridges for walkers and cyclists.
The road and the housing come as a package. South Norfolk’s area action plan for Long Stratton was adopted in 2016, and in 2018 Norfolk Homes and Norfolk Land applied for 1,875 homes, 12.5 hectares of employment land, two primary school sites and community buildings alongside the bypass. Tharston Park is the first phase. The rest will take years, so anyone buying now is buying into the building work as well as the quieter main street.
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Schools: good to 16, then a bus
Manor Field Infant and Nursery School on Manor Road (URN 143990) takes children from 3 to 7. Ofsted confirmed at an ungraded inspection on 7 May 2025 that it had kept its previous standard. It had 111 pupils against room for 180.
St Mary’s Church of England Junior Academy on Swan Lane (URN 137311) takes 7 to 11 year olds. It was inspected on 3 June 2025 under the framework that no longer gives an overall grade: quality of education and leadership were Good, and behaviour and personal development were Outstanding.
Long Stratton High School on Manor Road (URN 144018), part of the Enrich Learning Trust, takes pupils from 11 to 16. It was inspected on 10 February 2026 under Ofsted’s new report cards and rated Strong standard for achievement, for curriculum and teaching and for leadership, and Expected standard for attendance and behaviour, inclusion and personal development. Safeguarding was met. The report says Year 11 results are typically above the national average. The school had 679 pupils against a capacity of 821, so it has spare places. Pupils in Newton Flotman and Swainsthorpe travel in on First’s 935 school bus.
There is no sixth form in the village. Students go to Wymondham College, or to City of Norwich School or Notre Dame in Norwich, and Easton College runs vocational courses. The housing plan includes land for new primary schools, not a secondary.
Getting around
By car, Norwich city centre is about 25 minutes up the A140 outside rush hour, and 10 to 15 minutes longer in the morning. The same road runs south to Diss and on to the A14.
First’s 36 and 36A Purple Line run to Norwich about every 30 minutes on weekdays. The 06:03 from The Plain reaches St Stephens Street at 06:28; at rush hour the same trip takes nearer 40 minutes. The last bus back leaves St Stephens Street at 18:26, so an evening in the city means driving. Central Connect’s 1 and 1A run between Diss and Norwich through the village, the 84 goes to Diss, and the 64 and 82A go to Harleston.
There is no station. The nearest is Diss, about 20 minutes’ drive south on the Norwich to London main line, with trains to Liverpool Street; the fastest takes 1 hour 22 minutes and most 1 hour 30 to 1 hour 38. That is fine for an occasional day in London and hard work every day.
Norwich is about 12 miles by bike on mostly flat roads, but the A140 is not a road to cycle on.
Broadband
We do not have a village-only figure. Across South Norfolk, thinkbroadband’s September 2026 data shows 77.3% of premises can get full fibre and 97.52% can get superfast speeds of 30 Mbps or more. Check the exact address on Ofcom’s checker before you buy, and see our Norfolk broadband guide.
Day-to-day life
The East of England Co-op on The Street is the main food shop. The Queen’s Head, also on The Street, and The Swan are the pubs. For a big supermarket or anything else, Norwich is 25 minutes away and Diss about 20; Wymondham is the other nearby market town.
Long Stratton Medical Partnership runs the GP surgery on Swan Lane, with a branch in Newton Flotman, and was registering new patients in September 2026. The nearest A&E is at the Norfolk and Norwich University Hospital, about 30 minutes’ drive.
Long Stratton Leisure Centre, also on Swan Lane, is run by South Norfolk Leisure. It has a gym with more than 80 stations, studios, a sports hall, a floodlit 3G pitch, soft play and a café. There is no swimming pool.
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How we produced this guide
Long Stratton sale prices are from HM Land Registry Price Paid Data, standard sales only, for the 12 months to June 2026. District prices are from the UK House Price Index for South Norfolk, July 2026 release, and rents from the ONS. Population is from the 2021 Census. School details are from Ofsted reports. Council tax is from South Norfolk Council’s 2026-27 charges. Bypass and housing details are from South Norfolk Council and the contractor, Octavius. Bus times are from the weekday timetables on bustimes.org, checked on 24 September 2026. Drive times are typical times on the main roads. See our methodology page for source links.
Frequently asked questions
Is Long Stratton a good place to live?
For families who drive and want schools to 16, a GP and a leisure centre in the village at below-average South Norfolk prices, yes. The through-traffic has gone since the bypass opened in 2025, but 1,875 homes are still to be built around it.
What is the average house price in Long Stratton?
The median of the 74 standard sales HM Land Registry recorded in the 12 months to June 2026 was £250,000. Semi-detached houses had a median of £231,000 and detached houses £316,500.
How far is Long Stratton from Norwich?
About 12 miles, or 25 minutes by car up the A140 outside rush hour. The 36 bus runs every 30 minutes and takes 25 to 40 minutes to the city centre.
What are the schools like in Long Stratton?
St Mary’s CE Junior Academy was judged Good for quality of education in June 2025, and Manor Field Infant and Nursery School kept its standard in May 2025. Long Stratton High School, for ages 11 to 16, was rated Strong standard for achievement in February 2026. There is no sixth form.
Related guides
Data sources: HM Land Registry, ONS, Ofsted, South Norfolk Council, bustimes.org. Prices to June 2026. Author: Tom Fletcher, Property and Relocation Editor.
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