West Suffolk, in numbers

Average home prices reached £295,000 in West Suffolk.

West Suffolk local authority area. July 2026. Every figure carries its own date.

Mildenhall’s shared public-service hub is already open, while solar canopies and Haverhill town-centre improvements show further work underway or approved. These are distinct projects with different delivery dates.

The short version

Average home price over time

August 1996 to July 2026

West Suffolk local authority area · Cash prices, before allowing for inflation

Reviewed figures: January 1995 to July 2026. The chart opens on the latest 30 years; choose All history for the full reviewed record.

From To

Shown on this chart: £54,390 in August 1996; £294,810 in July 2026. 442% higher between these observations.

The line joins consecutive published observations.

Full history context

Average home prices rose from £53,000 to £295,000 between January 1995 and July 2026.

July 2025 to July 2026: £1,000 more per home (0.3% higher).

Cash prices, before allowing for inflation. Changes do not show affordability without local earnings and household circumstances.

Data table and workings

Published UK House Price Index average price, all property types and all buyers, not seasonally adjusted. Entire series comes from the 2026-07 official full-file release, preserving its historical revisions and exact area codes. It is a mix-adjusted average, not the median price paid.

Prices are in pounds at the time, not adjusted for inflation.

Whole local authority area; not a typical home listing or the budget needed by a first-time buyer.

Provisional estimates can be revised. Historical boundaries follow the exact published source code; no old-code series has been relabelled.

The table retains the full reviewed history when the chart is shortened. Preset ranges end at this measure’s latest published period. Yearly windows count published annual periods; monthly windows count months. Gaps are never filled with estimates.

Average home price over time — West Suffolk local authority area: full reviewed history
Period	£
January 1995	52,790
February 1995	52,790
March 1995	52,790
April 1995	51,989
May 1995	52,150
June 1995	52,099
July 1995	52,163
August 1995	52,681
September 1995	53,035
October 1995	52,705
November 1995	51,752
December 1995	51,184
January 1996	51,996
February 1996	53,426
March 1996	53,276
April 1996	52,772
May 1996	52,362
June 1996	53,269
July 1996	53,634
August 1996	54,390
September 1996	54,016
October 1996	54,752
November 1996	54,601
December 1996	54,275
January 1997	53,927
February 1997	53,205
March 1997	53,416
April 1997	53,545
May 1997	54,435
June 1997	55,662
July 1997	56,771
August 1997	58,260
September 1997	59,207
October 1997	60,670
November 1997	59,595
December 1997	59,050
January 1998	57,956
February 1998	58,302
March 1998	58,794
April 1998	59,267
May 1998	62,889
June 1998	64,867
July 1998	66,469
August 1998	64,878
September 1998	65,468
October 1998	65,264
November 1998	66,509
December 1998	65,771
January 1999	67,738
February 1999	67,393
March 1999	68,512
April 1999	69,372
May 1999	70,324
June 1999	70,558
July 1999	69,683
August 1999	70,803
September 1999	72,151
October 1999	73,842
November 1999	75,107
December 1999	76,233
January 2000	75,674
February 2000	75,686
March 2000	75,115
April 2000	76,991
May 2000	78,846
June 2000	80,892
July 2000	81,828
August 2000	84,198
September 2000	86,171
October 2000	86,118
November 2000	84,921
December 2000	85,454
January 2001	85,971
February 2001	84,759
March 2001	83,500
April 2001	86,519
May 2001	90,447
June 2001	93,018
July 2001	93,009
August 2001	93,371
September 2001	93,919
October 2001	94,620
November 2001	94,163
December 2001	96,715
January 2002	100,798
February 2002	103,899
March 2002	104,598
April 2002	104,748
May 2002	109,751
June 2002	114,089
July 2002	118,689
August 2002	120,661
September 2002	122,227
October 2002	122,577
November 2002	123,882
December 2002	123,268
January 2003	125,440
February 2003	125,843
March 2003	127,784
April 2003	127,438
May 2003	129,264
June 2003	131,775
July 2003	137,111
August 2003	140,056
September 2003	142,751
October 2003	139,990
November 2003	139,507
December 2003	139,528
January 2004	143,935
February 2004	145,305
March 2004	148,975
April 2004	148,723
May 2004	150,575
June 2004	152,562
July 2004	155,437
August 2004	159,898
September 2004	160,152
October 2004	159,722
November 2004	158,795
December 2004	160,174
January 2005	160,710
February 2005	156,875
March 2005	154,281
April 2005	154,019
May 2005	158,523
June 2005	160,520
July 2005	164,366
August 2005	165,649
September 2005	167,430
October 2005	165,438
November 2005	164,293
December 2005	163,735
January 2006	165,126
February 2006	163,792
March 2006	163,965
April 2006	164,848
May 2006	167,030
June 2006	167,416
July 2006	168,768
August 2006	172,965
September 2006	176,756
October 2006	176,647
November 2006	178,754
December 2006	181,244
January 2007	184,909
February 2007	182,521
March 2007	177,721
April 2007	178,667
May 2007	183,436
June 2007	188,468
July 2007	188,620
August 2007	189,242
September 2007	190,564
October 2007	190,714
November 2007	188,325
December 2007	185,668
January 2008	186,321
February 2008	183,941
March 2008	185,611
April 2008	184,448
May 2008	184,397
June 2008	185,507
July 2008	182,846
August 2008	180,252
September 2008	175,854
October 2008	168,652
November 2008	163,502
December 2008	158,323
January 2009	156,807
February 2009	154,068
March 2009	149,309
April 2009	148,361
May 2009	150,925
June 2009	152,751
July 2009	155,306
August 2009	155,966
September 2009	160,197
October 2009	163,467
November 2009	166,109
December 2009	167,119
January 2010	171,357
February 2010	171,038
March 2010	169,314
April 2010	167,523
May 2010	167,723
June 2010	171,155
July 2010	171,501
August 2010	174,826
September 2010	176,719
October 2010	177,226
November 2010	176,315
December 2010	174,692
January 2011	171,953
February 2011	168,471
March 2011	163,482
April 2011	167,114
May 2011	171,314
June 2011	173,900
July 2011	173,242
August 2011	173,625
September 2011	176,140
October 2011	174,598
November 2011	171,815
December 2011	170,424
January 2012	172,251
February 2012	174,514
March 2012	173,381
April 2012	171,300
May 2012	172,645
June 2012	175,613
July 2012	179,764
August 2012	178,825
September 2012	182,514
October 2012	180,386
November 2012	180,639
December 2012	175,675
January 2013	177,954
February 2013	177,331
March 2013	178,738
April 2013	178,478
May 2013	179,624
June 2013	181,604
July 2013	181,095
August 2013	182,410
September 2013	182,833
October 2013	182,651
November 2013	182,793
December 2013	184,231
January 2014	183,644
February 2014	184,378
March 2014	184,621
April 2014	188,840
May 2014	191,512
June 2014	193,647
July 2014	197,224
August 2014	201,078
September 2014	205,023
October 2014	204,060
November 2014	203,312
December 2014	203,499
January 2015	204,991
February 2015	206,606
March 2015	209,203
April 2015	208,364
May 2015	210,871
June 2015	209,444
July 2015	213,359
August 2015	212,455
September 2015	214,234
October 2015	215,165
November 2015	215,383
December 2015	217,458
January 2016	218,270
February 2016	220,755
March 2016	224,136
April 2016	224,265
May 2016	225,341
June 2016	224,524
July 2016	231,646
August 2016	235,181
September 2016	236,421
October 2016	233,006
November 2016	232,823
December 2016	232,290
January 2017	234,979
February 2017	236,669
March 2017	238,477
April 2017	238,702
May 2017	239,703
June 2017	241,278
July 2017	245,480
August 2017	247,543
September 2017	251,314
October 2017	248,881
November 2017	251,633
December 2017	248,765
January 2018	250,989
February 2018	246,099
March 2018	246,256
April 2018	242,415
May 2018	245,361
June 2018	246,457
July 2018	250,006
August 2018	251,827
September 2018	250,314
October 2018	252,539
November 2018	250,790
December 2018	251,457
January 2019	250,099
February 2019	248,599
March 2019	251,727
April 2019	251,789
May 2019	252,591
June 2019	254,341
July 2019	254,372
August 2019	256,348
September 2019	254,377
October 2019	257,283
November 2019	257,288
December 2019	256,188
January 2020	253,958
February 2020	251,172
March 2020	249,395
April 2020	250,142
May 2020	253,797
June 2020	255,394
July 2020	257,437
August 2020	257,258
September 2020	262,539
October 2020	264,107
November 2020	264,288
December 2020	262,151
January 2021	262,836
February 2021	266,668
March 2021	271,003
April 2021	267,719
May 2021	266,035
June 2021	267,955
July 2021	269,975
August 2021	273,238
September 2021	273,830
October 2021	279,798
November 2021	283,222
December 2021	285,822
January 2022	289,632
February 2022	289,299
March 2022	290,552
April 2022	287,471
May 2022	291,676
June 2022	292,680
July 2022	298,104
August 2022	302,611
September 2022	309,697
October 2022	309,483
November 2022	311,626
December 2022	308,264
January 2023	305,891
February 2023	304,132
March 2023	298,922
April 2023	298,986
May 2023	291,800
June 2023	295,031
July 2023	293,041
August 2023	297,209
September 2023	296,497
October 2023	298,537
November 2023	298,470
December 2023	296,975
January 2024	298,030
February 2024	297,105
March 2024	297,288
April 2024	299,216
May 2024	296,216
June 2024	296,228
July 2024	293,582
August 2024	297,118
September 2024	296,437
October 2024	296,993
November 2024	294,953
December 2024	294,804
January 2025	289,860
February 2025	284,955
March 2025	283,766
April 2025	285,855
May 2025	290,714
June 2025	292,082
July 2025	294,063
August 2025	297,451
September 2025	296,665
October 2025	298,112
November 2025	294,567
December 2025	294,436
January 2026	293,572
February 2026	296,930
March 2026	300,159
April 2026	300,268
May 2026	297,710
June 2026	296,253
July 2026	294,810

Source →

People living in the area

189,407

Mid-2025 · West Suffolk local authority area

Show the workings

Published mid-year estimate for the whole local authority area. This is not automatically the population of the named city settlement.

All usual residents

Source and method →

Average home price

£295,000

July 2026 · West Suffolk local authority area

Show the workings

Shown to the nearest £1,000. Published value: £294,810.

Homes in the local authority area

Source and method →

Average monthly rent

£1,183

August 2026 · West Suffolk local authority area

Show the workings

Official local housing data feed. House prices are provisional, not seasonally adjusted; rents use the Price Index of Private Rents. Local short-term estimates are variable. Country references use only the explicitly country-coded ctry object, never the local place object.

Homes in the local authority area

Source and method →

Compare nearby places and England →

Look beneath the average

Homes rented privately

9.4% to 41.6%

Homes rented privately ranged from 9.4% in Barningham to 41.6% in Lakenheath — a gap of 32.3 percentage points.

21 March 2021 · 43 of 43 current wards with comparable figures.

A larger private-rented sector changes the mix of housing advice, enforcement and tenant support needed. It does not tell us whether individual homes are affordable or safe.

See each ward and the workings

These are separate ward percentages, not an average of them. Boundaries: May 2026. Missing or differently defined figures are excluded from this range and stay visible on the ward pages.

Homes rented privately · 21 March 2021
Ward	Share	Count	Population or households covered
Barningham	9.4%	108	1,153
Horringer	10.5%	111	1,056
Whepstead & Wickhambrook	10.6%	115	1,085
Ixworth	10.8%	106	981
Haverhill South East	11.4%	116	1,019
Clare, Hundon & Kedington	11.7%	409	3,493
St Olaves	12.5%	272	2,180
Barrow	12.6%	140	1,107
Southgate	12.9%	236	1,829
Haverhill North	13.4%	257	1,916
The Fornhams & Great Barton	14.4%	269	1,868
Minden	14.6%	388	2,657
Rougham	15%	154	1,025
Chedburgh & Chevington	15.3%	180	1,178
Haverhill South	15.4%	399	2,596
Westgate	15.8%	378	2,397
Risby	16.9%	206	1,217
Manor	17.1%	210	1,229
Stanton	17.2%	233	1,354
Kentford & Moulton	17.4%	223	1,280
Haverhill West	17.5%	413	2,357
Bardwell	17.7%	203	1,145
Brandon East	18.2%	245	1,348
Exning	18.8%	194	1,034
Mildenhall Great Heath	19%	267	1,408
Haverhill East	19.9%	337	1,695
Tollgate	22.2%	650	2,924
Brandon West	22.8%	332	1,458
Brandon Central	24%	380	1,583
Mildenhall Kingsway & Market	24.5%	356	1,451
Withersfield	25.2%	230	913
Moreton Hall	25.4%	877	3,453
Haverhill Central	26.8%	394	1,470
Eastgate	30.1%	415	1,380
Newmarket West	30.1%	820	2,725
Newmarket East	31%	868	2,803
Iceni	31.5%	869	2,755
Newmarket North	32.1%	854	2,659
The Rows	35.3%	1,072	3,034
Pakenham & Troston	37.2%	398	1,071
Mildenhall Queensway	37.4%	445	1,190
Abbeygate	37.4%	992	2,649
Lakenheath	41.6%	1,512	3,632

Source and method →

What could respond to this pattern →

People reporting bad or very bad health

2.3% to 8.2%

People reporting bad or very bad health ranged from 2.3% in Moreton Hall to 8.2% in Brandon West — a gap of 5.9 percentage points.

21 March 2021 · 43 of 43 current wards with comparable figures.

Residents described their own health. Differences in age matter, so this is a prompt to investigate needs, not a score for local health services.

See each ward and the workings

These are separate ward percentages, not an average of them. Boundaries: May 2026. Missing or differently defined figures are excluded from this range and stay visible on the ward pages.

People reporting bad or very bad health · 21 March 2021
Ward	Share	Count	Population or households covered
Moreton Hall	2.3%	187	8,167
Iceni	2.4%	154	6,550
Lakenheath	2.9%	271	9,432
Manor	3%	86	2,894
Pakenham & Troston	3.1%	89	2,884
Newmarket North	3.2%	180	5,677
Withersfield	3.2%	69	2,157
The Rows	3.4%	250	7,439
Risby	3.5%	109	3,115
Haverhill North	3.5%	164	4,652
Chedburgh & Chevington	3.6%	95	2,672
Exning	3.7%	85	2,316
Newmarket East	3.8%	206	5,373
Kentford & Moulton	3.9%	113	2,929
Newmarket West	3.9%	221	5,716
Haverhill West	4%	232	5,863
Rougham	4%	98	2,446
Bardwell	4%	106	2,644
Westgate	4%	210	5,214
Haverhill South East	4.1%	102	2,487
Barningham	4.3%	115	2,697
Horringer	4.3%	109	2,527
Barrow	4.3%	112	2,593
Whepstead & Wickhambrook	4.4%	108	2,463
Southgate	4.5%	181	4,066
The Fornhams & Great Barton	4.6%	190	4,150
St Olaves	4.6%	240	5,225
Haverhill Central	4.6%	143	3,107
Tollgate	4.7%	289	6,129
Minden	5%	284	5,730
Ixworth	5%	114	2,296
Mildenhall Queensway	5%	111	2,217
Abbeygate	5.1%	238	4,678
Haverhill South	5.4%	351	6,457
Clare, Hundon & Kedington	5.5%	506	9,156
Mildenhall Kingsway & Market	5.8%	185	3,193
Haverhill East	6%	258	4,293
Stanton	6%	176	2,917
Mildenhall Great Heath	6.3%	216	3,438
Brandon East	6.5%	185	2,844
Brandon Central	7.1%	241	3,395
Eastgate	7.8%	198	2,550
Brandon West	8.2%	263	3,196

Source and method →

What could respond to this pattern →

People aged 65 or over

6.7% to 36%

People aged 65 or over ranged from 6.7% in Iceni to 36% in The Fornhams & Great Barton — a gap of 29.4 percentage points.

21 March 2021 · 43 of 43 current wards with comparable figures.

Age helps locate demand for accessible homes, transport and support. Being older does not itself mean someone needs care.

See each ward and the workings

These are separate ward percentages, not an average of them. Boundaries: May 2026. Missing or differently defined figures are excluded from this range and stay visible on the ward pages.

People aged 65 or over · 21 March 2021
Ward	Share	Count	Population or households covered
Iceni	6.7%	435	6,540
The Rows	12.9%	959	7,439
Lakenheath	13.3%	1,256	9,434
Moreton Hall	13.9%	1,136	8,165
St Olaves	14.1%	738	5,222
Haverhill West	14.4%	843	5,865
Haverhill East	15.3%	658	4,293
Newmarket East	15.5%	831	5,373
Newmarket North	15.5%	879	5,677
Haverhill South	16%	1,031	6,457
Mildenhall Great Heath	17%	583	3,433
Haverhill North	17.1%	794	4,652
Tollgate	17.4%	1,069	6,129
Haverhill Central	17.7%	551	3,107
Pakenham & Troston	18.1%	522	2,881
Brandon Central	18.5%	629	3,393
Manor	20.3%	587	2,885
Exning	20.4%	474	2,319
Newmarket West	20.6%	1,176	5,717
Mildenhall Kingsway & Market	22.2%	710	3,194
Withersfield	22.3%	482	2,157
Mildenhall Queensway	23%	509	2,217
Haverhill South East	23.1%	573	2,485
Minden	25%	1,434	5,732
Abbeygate	25.3%	1,182	4,678
Kentford & Moulton	25.4%	744	2,930
Brandon West	25.4%	813	3,196
Barrow	25.6%	663	2,594
Rougham	25.6%	629	2,458
Bardwell	26.1%	690	2,644
Clare, Hundon & Kedington	26.6%	2,433	9,156
Chedburgh & Chevington	26.7%	714	2,673
Ixworth	26.8%	615	2,294
Risby	27%	842	3,116
Horringer	28.6%	723	2,526
Southgate	29.4%	1,196	4,065
Barningham	29.6%	797	2,695
Stanton	29.8%	869	2,917
Brandon East	30.4%	865	2,844
Eastgate	30.7%	783	2,550
Westgate	31.7%	1,654	5,213
Whepstead & Wickhambrook	32.3%	795	2,464
The Fornhams & Great Barton	36%	1,493	4,147

Source and method →

What could respond to this pattern →

Explore all 43 wards →

What could change things?

The action plan connects local evidence to proposed next steps. Announced projects and proposed responses are shown separately.

strength

Make shared services straightforward to reach

Mildenhall Hub brings several services onto one site.

Residents can benefit if opening times and access work together.

Evidence

What could help →

opportunity

Use the car park to generate electricity

Solar canopy installation began at Mildenhall Hub.

On-site generation could reduce purchased electricity.

Evidence

What could help →

Read the action plan →

Local work to follow

Mildenhall

Mildenhall Hub

The hub opened in 2021, bringing public services, education, leisure and community facilities together.

Open · source does not state a status date

Responsible body: West Suffolk District Council

What the source says: The hub opened in 2021, bringing public services, education, leisure and community facilities together.

Progress, funding and source

Cost: Not established by the evidence checked.
Funding: Not established by the evidence checked.
Area covered: Named project location only. No official impact boundary has been matched to current wards; proximity does not establish a ward-wide benefit.

No verified ward footprint is assigned.

Mildenhall Hub →

Source checked 2026-10-17. A plan or announcement is not proof of completion.

Make shared services straightforward to reach →

Bring support closer to people in poor health →

Target support where disadvantages overlap →

How to track delivery →

Haverhill

Haverhill town-centre wayfinding

New totems and directional signs were approved on 14 October 2026 as part of the wider high-street programme. Approval does not mean installation is complete.

Approved · evidence dated 2026-10-14

Responsible body: West Suffolk District Council

What the source says: New totems and directional signs were approved on 14 October 2026 as part of the wider high-street programme. Approval does not mean installation is complete.

Progress, funding and source

Cost: Not established by the evidence checked.
Funding: Not established by the evidence checked.
Area covered: Named project location only. No official impact boundary has been matched to current wards; proximity does not establish a ward-wide benefit.

No verified ward footprint is assigned.

Haverhill town-centre wayfinding approved →

Source checked 2026-10-17. A plan or announcement is not proof of completion.

Replace fragmented town-centre directions →

Connect local skills to local opportunities →

How to track delivery →

Mildenhall Hub car park

Mildenhall Hub solar canopies

Installation began in June 2026. Expected energy and cost savings remain forecasts until measured after commissioning.

Installation started · evidence dated 2026-06-15

Responsible body: West Suffolk District Council

What the source says: Installation began in June 2026. Expected energy and cost savings remain forecasts until measured after commissioning.

Progress, funding and source

Cost: Not established by the evidence checked.
Funding: Not established by the evidence checked.
Area covered: Named project location only. No official impact boundary has been matched to current wards; proximity does not establish a ward-wide benefit.

No verified ward footprint is assigned.

Construction begins on Mildenhall Hub solar canopies →

Source checked 2026-10-17. A plan or announcement is not proof of completion.

Use the car park to generate electricity →

Keep the hub accessible during construction →

How to track delivery →

All reviewed projects →

What this local evidence covers

43 of 43 wards

Have at least one valid census comparison with the whole council. Missing measures stay visible.

Read the neighbourhood evidence →

3 reviewed plans and projects

2 have a source-dated stage; 0 have some funding evidence; 0 have some cost evidence. These counts do not prove that funding or costs are complete.

Check each project →

0 verified ward links

Project locations cannot be treated as a map of who benefits. Each record explains any verified ward association.

Read the sources and limits →

What is still missing

The reviewed local schemes are a selected evidence collection, not a complete council capital programme.

Current service capacity, incomes, waiting lists, school demand and project outcomes need additional verified local evidence before firm claims can be made.

Selected local projects, not the complete council programme. Project status is the dated source position; a planned opening date does not prove completion.

Action steps are UK Facts proposals for scrutiny and delivery, not adopted council promises or funded commitments.

Project locations do not establish ward-wide impact. Missing cost or funding means unverified, not zero.

Traceable sources and calculations support review; this is not independent AQuA Book assurance or certification.