Placetrics
City · East of England

Living in King's Lynn and West Norfolk

19 neighbourhoods · 92 sub-areas
Updated
Crime vs nat. avg
2.4× safer
2.4× safer than nat. · 42.1 / 1k / yr · #36 of 318 cities
Police.uk crime data · Feb 2026
Good schools
100%
#1 of 296 cities
Ofsted inspections · Feb 2026
Commute to hub
173 min
#297 of 318 cities
DfT Journey Times 2019 · 2019 (programme paused)
Jobs density
0.39
#194 of 318 cities
ONS BRES · 2024
Avg rent
£930/mo
+4.5% YoY · #119 of 314 cities
ONS Rent Index (PIPR) · Mar 2026
Council tax
£177/mo
Estimated (Band D)
MHCLG Council Tax Band D · 2026
Section 1 / 8

Neighbourhoods in King's Lynn and West Norfolk

Tap any row or map polygon to drill into that neighbourhood — hovering on desktop will preview the link before you click. Switch the tab strip above the table to focus on Affordability, Schools, Transport, Safety or Wealth — the columns swap and the default sort follows.

19 neighbourhoods · 92 sub-areas

Rent, scores and YoY change at a glance.

Town, South Lynn & West Lynn£720+4.5%7815
North Lynn£792+4.5%5127
Fairstead & Springwood£793+4.5%6545
Gaywood Chase & Old Gaywood£810+4.5%5738
Watlington, Wiggenhall & Terrington St John£889+4.5%5186
Gaywood North Bank£920+4.5%7296
Downham Market£937+4.5%8484
Upwell, Delph & Emneth£940+4.5%2776
Terrington & Clenchwarton£951+4.5%2782
Grimston, Gayton & East Winch£952+4.5%4392
West Winch, Marham & Shouldham£958+4.5%5595
Southery, Feltwell & Hockwold£962+4.5%3086
Hunstanton£968+4.5%3279
Marshland, Walpole & Walton£969+4.5%1579
Dersingham, Sandringham & Massingham£969+4.5%5097
Stoke Ferry, Hilgay & Wimbotsham£983+4.5%2986
Wootton£986+4.5%6699
Heacham & Snettisham£1,013+4.5%3290
Brancaster, Burnham Market & Docking£1,264+4.5%583

Sources: ONS, MHCLG, DfT, DESNZ, Defra, Police.uk, Ofsted, Ofcom, HM Land Registry. Some columns (salary, council tax, HPI) are published at council-area level.

Section 2 / 8

Where to look in King's Lynn and West Norfolk

Three short answers to "where should I focus?" in King's Lynn and West Norfolk. Each list is filtered from the same neighbourhood data above — the basis of each shortlist is stated above the list so you know what's been weighted.

Top 5 cheapest

Lowest estimated monthly rent. Rent is the LAD-published ONS PIPR median, scaled per neighbourhood by local sale prices (Land Registry).

  1. 1.Town, South Lynn & West Lynn£720/mo
  2. 2.North Lynn£792/mo
  3. 3.Fairstead & Springwood£793/mo
  4. 4.Gaywood Chase & Old Gaywood£810/mo
  5. 5.Watlington, Wiggenhall & Terrington St John£889/mo
Top 5 most desirable

Highest composite liveability — combines safety, schools, transport access and rental affordability into one 0–100 score (higher = more liveable).

  1. 1.Downham Market84/100
  2. 2.Town, South Lynn & West Lynn78/100
  3. 3.Gaywood North Bank72/100
  4. 4.Wootton66/100
  5. 5.Fairstead & Springwood65/100
Top 5 best value

Highest liveability per pound of rent — desirable areas where rent stays close to or below the King's Lynn and West Norfolk median.

  1. 1.Town, South Lynn & West Lynn£720/mo78/100 liveability
  2. 2.Downham Market£937/mo84/100 liveability
  3. 3.Fairstead & Springwood£793/mo65/100 liveability
  4. 4.Gaywood North Bank£920/mo72/100 liveability
  5. 5.Gaywood Chase & Old Gaywood£810/mo57/100 liveability
Section 3 / 8

Cost of living

Median rent and council tax across King's Lynn and West Norfolk.

Avg rent
£930/mo
#119 of 314 cities
ONS Rent Index (PIPR) · Mar 2026
Council tax
£177/mo
MHCLG Council Tax Band D · 2026
Sale price
£269,998
+0.8% YoY
HM Land Registry Price Paid · Jan 2025
Yrs to deposit
4.5 yr
Rent & price breakdownBy bedroom count · property type · affordability
council-area level rent by bedroom
ONS PIPR median for the council area
1 bed£642/mo
2 bed£838/mo
3 bed£1,039/mo
4 bed£1,497/mo
Sale price by property type
HMLR HPI average
Detached£366,602
Semi-detached£244,738
Terraced£199,437
Flat£115,126
Affordability
Price-to-earnings8.9×
Rent / take-home37%
Council tax (estimated, full council area)£2,125/yr
Mortgage (25y, 5%)£1,428/mo

Rent: ONS PIPR (council area). Council tax: VOA + MHCLG. Sale prices: HM Land Registry.

Section 4 / 8

Safety in King's Lynn and West Norfolk

Crime in King's Lynn and West Norfolk runs at 2.4× safer than the national average. Top quartile (#36 of 318 cities) The supporting per-1,000-residents-per-year rate is 42.1, averaged across the council area's neighbourhoods.

How crime is measured

What's counted. Incidents recorded by territorial police forces and published to data.police.uk each month. Rates use the latest 12 months of data divided by the area's mid-2024 ONS resident population — so the figure is reported incidents per 1,000 residents per year.

Anti-social behaviour is the largest category in most areas and is worth reading carefully — it's a community-reports bucket (noise, rowdiness, nuisance), not "crime" in the legal sense. ASB and shoplifting are weighted lower than violent offences in the safety score on each page.

Caveats. The denominator is residents, so workday and tourist destinations can look worse than they feel for someone living there. Greater Manchester forces stopped publishing to data.police.uk in 2020, so figures for those areas are intentionally blank rather than misleadingly low.

Total crime / 1k / yr
42.1
#36 of 318 cities
Police.uk crime data · Feb 2026
Violent / 1k / yr
20.0
Police.uk crime data · Feb 2026
Burglary / 1k / yr
1.6
Police.uk crime data · Feb 2026
ASB / 1k / yr
5.5
Police.uk crime data · Feb 2026
Crime detailTop crime types · safest neighbourhoods in this council area
All crime categories
incidents / 1,000 residents / year — sorted high → low
Violent & sexual offences
20.0
Anti-social behaviour
5.5
Criminal damage & arson
4.5
Other theft
3.6
Shoplifting
3.2
Public order
3.1
Drugs
1.6
Other crime
1.6
Burglary
1.6
Bicycle theft
1.5
Vehicle crime
1.3
Possession of weapons
0.9
Theft from the person
0.7
Robbery
0.6
Safest neighbourhoods in King's Lynn and West Norfolk
by safety score (higher = safer)
Wootton99/100
Dersingham, Sandringham & Massingham97/100
Gaywood North Bank96/100

Source: data.police.uk — incident counts adjusted for population, then averaged across the council area's neighbourhoods. National average = England + Wales population-weighted mean.

Section 5 / 8

Schools in King's Lynn and West Norfolk

100% of schools serving King's Lynn and West Norfolk are rated Good or Outstanding by Ofsted. Best 5% nationally (#1 of 296 cities)

Good or Outstanding
100%
#1 of 296 cities
Ofsted inspections · Feb 2026
Outstanding only
0%
Ofsted inspections · Feb 2026
Good w/in 2 km
25%
#248 of 318 cities
Ofsted (spatial) · Feb 2026
Schools rated
1
Ofsted inspections · Feb 2026
School breakdownOfsted distribution · best neighbourhoods for schools
Ofsted rating distribution
Good100%
Outstanding (count)0
Good (count)1
Requires improvement0
Inadequate0
Best neighbourhoods for schools in King's Lynn and West Norfolk
by school score
Town, South Lynn & West Lynn85/100
North Lynn72/100
Gaywood Chase & Old Gaywood69/100

Ofsted school inspection ratings, latest inspection per school.

Section 6 / 8

Transport in King's Lynn and West Norfolk

Modelled door-to-door commute from this council area to nearby employment hubs. Closest first.

Best hub
173 min
#297 of 318 cities
DfT Journey Times 2019 · 2019 (programme paused)
To London
173 min
Median across local areas
DfT Journey Times 2019 · 2019 (programme paused)
To Leeds
223 min
Median across local areas
DfT Journey Times 2019 · 2019 (programme paused)
To Birmingham
234 min
Median across local areas
DfT Journey Times 2019 · 2019 (programme paused)
Transport detailAll city commute times · mode share · best-connected neighbourhoods
Commute to major UK cities
public transport, off-peak typical
London
173 min
Leeds
223 min
Birmingham
234 min
Sheffield
257 min
Manchester
313 min
Liverpool
334 min
Bristol
350 min
Edinburgh
357 min
Cardiff
371 min
Glasgow
478 min
How residents travel to work
Census 2021, mode share
Car67%Public2%Active7%WFH21%
Best-connected neighbourhoods in King's Lynn and West Norfolk
by transport score
Town, South Lynn & West Lynn85/100
Downham Market64/100
Gaywood Chase & Old Gaywood61/100

DfT Journey Time Statistics + ONS Travel-to-Work.

Section 7 / 8

Job access from King's Lynn and West Norfolk

King's Lynn and West Norfolk has 0.39 jobs per resident locally. Below median

Jobs per resident
0.39
#194 of 318 cities
ONS BRES · 2024
Drive to 5,000+ jobs
33 min
DfT Journey Times 2019 · 2019 (programme paused)
PT to 5,000+ jobs
81 min
DfT Journey Times 2019 · 2019 (programme paused)
5y jobs growth
+13.6%
ONS Jobs Density · 2024
Job access detailReachability tiers · sector mix in this council area
Reachable jobs by mode
Drive — 100 jobs7 min
PT — 100 jobs11 min
Drive — 500 jobs10 min
PT — 500 jobs20 min
Drive — 5,000 jobs33 min
PT — 5,000 jobs81 min
Local job mix by sector
ONS BRES, % of local jobs
Retail & hospitality
26.1%
Health & social care
16.5%
Manufacturing
11.6%
Education
7.0%
Construction
6.2%
Professional & business svcs
3.7%
Finance & insurance
2.9%
Tech & ICT
0.8%

ONS BRES (jobs density) + DfT job-accessibility minutes.

FAQ

Frequently asked about King's Lynn and West Norfolk

Short answers to the questions we get most often. Each answer is anchored in the data above and links onward where you can dig deeper.

What is the average rent in King's Lynn and West Norfolk?
The median monthly rent across King's Lynn and West Norfolk is £930, based on ONS Private Rental Prices data. Individual neighbourhoods vary — see the shortlist above for the cheapest and most desirable areas.
Where is the cheapest place to rent in King's Lynn and West Norfolk?
The cheapest neighbourhood in King's Lynn and West Norfolk by estimated median rent is Town, South Lynn & West Lynn at approximately £720/month. The full top-five cheapest list and our methodology are above.
What's the best neighbourhood to live in King's Lynn and West Norfolk?
By our composite liveability score (which blends safety, transport, schools, rent affordability and EPC), the top-ranked neighbourhood in King's Lynn and West Norfolk is Downham Market at 84/100. The score is editorial; see /methodology/scoring/liveability for the formula.
Is King's Lynn and West Norfolk a safe area?
King's Lynn and West Norfolk has an average safety score of 73/100 across its constituent neighbourhoods (higher is safer). The score is the national percentile rank of police-recorded crimes per 1,000 residents per year, inverted so 100 means the safest 1% of England + Wales.
What is council tax in King's Lynn and West Norfolk?
The most common council tax band in King's Lynn and West Norfolk is not yet published, with the Band D annual charge currently around £242. Council tax is set at the local authority level so the same banding applies to every postcode within King's Lynn and West Norfolk.
What is the average salary in King's Lynn and West Norfolk?
The median annual resident salary in King's Lynn and West Norfolk is £30,581, per ONS ASHE 2025. This is salary for people who live in King's Lynn and West Norfolk, not for people who commute in to work there. Workplace median salary is published separately.
What is the average house price in King's Lynn and West Norfolk?
The average property price in King's Lynn and West Norfolk is approximately £267,425 according to HM Land Registry's House Price Index. Individual neighbourhoods vary — typically ±20% around this council area median.
What's the rental yield in King's Lynn and West Norfolk?
Gross rental yield in King's Lynn and West Norfolk is approximately 3.7% — the council-area level median rent annualised over the council-area level median sale price. Net yield (after agency, void, maintenance and tax) typically runs 30–40% lower.
How long does it take to save a deposit in King's Lynn and West Norfolk?
Saving a 10% deposit at the council area median sale price on the council area median salary, while putting away 10% of takehome pay each month, takes approximately 4.5 years in King's Lynn and West Norfolk. Faster if you save more, slower if rents are eating into savings.
Is gigabit broadband available in King's Lynn and West Norfolk?
88% of premises in King's Lynn and West Norfolk are gigabit-capable per Ofcom Connected Nations 2025. Coverage is patchier in older terraces and rural fringes — check your specific postcode for service availability.
What's the unemployment rate in King's Lynn and West Norfolk?
3.1% of 16-64 residents in King's Lynn and West Norfolk are on the DWP Claimant Count — Universal Credit while seeking work, or Jobseeker's Allowance. That's the live monthly local indicator. It's narrower than the ONS Labour Force Survey "ILO unemployment rate" (which counts anyone actively job-seeking on a separate denominator) and narrower again than Census 2021's "% unemployed" (which is calculated against all 16+ residents and so isn't directly comparable).
How many neighbourhoods are in King's Lynn and West Norfolk?
King's Lynn and West Norfolk contains 19 neighbourhood neighbourhoods covering 92 sub-areas (local areas). Browse the full list at the bottom of this page or use the neighbourhood map above to drill into a specific area.
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Section 8 / 8

All sub-areas in King's Lynn and West Norfolk

Every local area, ordered by crawl priority. Most readers want the neighbourhood-level view — these are for deep-link cases or external search-engine arrivals.

Showing 80 of 92 sub-areas. Drill into any neighbourhood above for the full sub-area list.

Planning to move to King's Lynn and West Norfolk? See the moving checklist →