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Beachamwell market report PE37 8, Swaffham
The standing PE37 8 (Beachamwell) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,013 completed sales registered with HM Land Registry in PE37 8 (Swaffham) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in PE37 8 (Swaffham) came in at £277,200, out of 48 registered, up 7% on five years earlier, and the mean stands at £301,200, and by floor area homes here have averaged about £3,020 per square metre over the last five years. The record behind it is 3,013 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like PE37 8 is a single group of streets within PE37 (Swaffham), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where PE37 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in PE37 8
48 sales were registered in PE37 8 in 2026, and the middle one of them, the median, went for £277,200. The mean works out at £301,200, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in PE37 8
Measured by floor area, the last five years of PE37 8 sales average about £3,020 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts PE37 8 3% below the country at large.
A typical PE37 8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £277,200 | £277,200 | 48 |
| 2025 | £290,000 | £296,935 | 115 |
| 2024 | £296,000 | £314,709 | 146 |
| 2023 | £300,000 | £329,627 | 163 |
| 2022 | £290,000 | £340,058 | 209 |
| 2021 | £259,500 | £328,560 | 206 |
| 2020 | £226,000 | £293,240 | 86 |
| 2019 | £227,500 | £298,198 | 120 |
| 2018 | £230,000 | £306,594 | 138 |
| 2017 | £220,000 | £300,058 | 135 |
| 2016 | £200,000 | £279,802 | 162 |
| 2015 | £190,000 | £268,470 | 154 |
| 2014 | £175,000 | £248,268 | 132 |
| 2013 | £165,000 | £237,419 | 85 |
| 2012 | £155,000 | £228,141 | 44 |
| 2011 | £145,000 | £218,894 | 51 |
| 2010 | £159,500 | £250,137 | 38 |
| 2009 | £152,500 | £245,145 | 41 |
| 2008 | £171,000 | £280,305 | 32 |
| 2007 | £172,900 | £293,287 | 84 |
| 2006 | £160,000 | £277,740 | 82 |
| 2005 | £160,000 | £284,736 | 46 |
| 2004 | £155,800 | £282,963 | 70 |
| 2003 | £143,200 | £263,809 | 72 |
| 2002 | £125,000 | £235,186 | 99 |
| 2001 | £87,500 | £168,214 | 84 |
| 2000 | £80,500 | £157,981 | 68 |
| 1999 | £57,500 | £114,594 | 66 |
| 1998 | £55,000 | £111,021 | 69 |
| 1997 | £48,500 | £99,464 | 64 |
| 1996 | £48,500 | £102,284 | 52 |
| 1995 | £49,800 | £108,258 | 52 |
In cash terms the typical PE37 8 home went from £49,800 in 1995 to £277,200 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 156%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the PE37 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+42.9% on the year before); the weakest, 2009 (−10.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What PE37 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.4% | −6.6% |
| 5 years (since 2021) | +1.3% | −3.3% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +2.8% | 0.0% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in PE37 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 48 sales completed in PE37 8. Unusually, activity here runs above its pre-2008 level: 136 sales a year over the last five years against 76 before the financial crisis. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of PE37 8
For renting purposes PE37 8 sits in Breckland. The ONS average private rent there is £920 a month (May 2026). The spread runs from £659 a month for a typical one-bed to £1,507 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Breckland
ONS Price Index of Private Rents, May 2026.
Set against the £277,200 median sold price, £920 a month is £11,040 a year, a gross yield of 4.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What kind of market PE37 8 is
This is a thin market: 48 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What people ask about PE37 8 (Beachamwell)
Is PE37 8 (Beachamwell) a good place to buy a house?
How much did a house sell for in PE37 8 (Beachamwell)?
Are property prices falling in PE37 8 (Beachamwell)?
Will PE37 8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 16% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in PE37 right now
This is what you could actually buy today: 113 homes currently on the market from 5 agents publishing to HomesIndex.
These cover the whole PE37 district, not just PE37 8: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every PE37 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in PE
Real sold prices by size across the PE area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £245,000 | £338,000 (+38%) | £482,750 (+43%) | £645,000 (+34%) |
| Semi-detached | £187,000 | £220,000 (+18%) | £257,500 (+17%) | £340,000 (+32%) | £455,000 (+34%) |
| Terraced | £170,000 | £195,000 (+15%) | £225,000 (+15%) | £300,000 (+33%) | £465,000 (+55%) |
| Flat | £120,000 | £155,500 (+30%) | £230,000 (+48%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the PE area is the point: the same five years treated these districts very differently.
PE area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in PE37
Sector boundaries hide real price steps. The rest of PE37, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE37 7 | £235,000 | 47 |
Zoom out to the full PE37 district report for the type split, monthly volumes and how PE37 compares with its neighbours.
Selling in PE37 8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE37 8, use the average prices map for a rough value: zoom from PE37 8's shading down to the sold homes on your own street. The figures above are every recorded PE37 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim PE37 8.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about PE37 8. Free, with a one click sign in.
Two maps carry on from here: every PE37 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.