Photo: Adrian S Pye · CC BY-SA 2.0Barningham’s median home sold for £325,000
That is the middle of 33 standard sales from September 2023 to August 2026, against £277,000 in the typical UK town.
What homes sell for, by type
Medians of 33 standard sales, September 2023 to August 2026. The tick on each bar is the typical UK town of 2,500+.
Every type sells for less than in the typical UK town: detached houses by 11%.
Show as a table
| Type | Median | Sales | Share |
|---|---|---|---|
| Detached | £343,500 | 22 | 67% |
| Semi-detached | £325,000 | 8 | 24% |
| Terraced | — | 3 | 9% |
HM Land Registry Price Paid: category A sales (one home at full market value), so repossessions, company buy-to-lets and bulk sales are left out.
A typical Barningham home costs 5.9 years of area income
Most lenders cap a mortgage at about 4.5 times household income. The calculator starts from the area’s mean household income; switch to your own.
An estimate, not a mortgage offer: borrowing of up to 4.5× income, a 25-year repayment mortgage at the rate shown, and Band D council tax (your band may differ). Stamp duty uses England’s rates from 1 April 2025, with first-time buyers’ relief. Other debts, fees and survey costs aren’t included.
A two-bedroom rents for about £1,061 a month
The average private rent in the West Suffolk council area is £1,183 a month (August 2026): £276 less than England’s, £106 less than East of England’s.
By size a month, the tick is England
ONS Price Index of Private Rents: the mean rent of all private tenancies, new and existing (not asking rents), for the whole West Suffolk council area. It’s the smallest area the ONS publishes.
Band D is £2,385 for 2026–27; West Suffolk council’s average is the 2nd highest of Suffolk’s 5
Barningham’s bill is the West Suffolk council’s share with the county or combined authority, police and fire shares, plus the parish or town council precept of about £139 a year. England’s average Band D is £2,392. Since 2019–20, West Suffolk’s average Band D has risen from £1,749: 34% in 7 years.
Average Band D 2026–27, by council
| Band value in 1991 | A year | A month |
|---|---|---|
| Band A up to £40,000 | £1,590 | £159 |
| Band B £40,001–52,000 | £1,855 | £186 |
| Band C £52,001–68,000 | £2,120 | £212 |
| Band D £68,001–88,000 | £2,385 | £239 |
| Band E £88,001–120,000 | £2,915 | £292 |
| Band F £120,001–160,000 | £3,445 | £345 |
| Band G £160,001–320,000 | £3,975 | £398 |
| Band H over £320,000 | £4,771 | £477 |
Your band comes from what your home would have sold for in April 1991, set by the Valuation Office Agency; look it up on GOV.UK. Each band pays a fixed fraction of Band D, from six ninths (A) to two (H). Living alone takes 25% off.
76% of households own their home; 7% rent privately
Census 2021, all households. More households own outright than across Suffolk’s towns (51% against 37%).
Suffolk and England: all residents of their built-up areas (towns and cities), from the same Census 2021 output areas.
Thetford sells for £108K less than Barningham
Median sale, September 2023 to August 2026, for the built-up areas around Barningham, shaded against Barningham’s median. Five-year change where both years had 20+ sales.
| Town | Cost | Median | New | 5 yrs | Band D |
|---|---|---|---|---|---|
| Barningham | — | £325K | 0% | — | £2,385 |
| Stanton | B− | £280K | 2% | +5.9% | £2,328 |
| Walsham le Willows | A− | £328K | 3% | — | £2,266 |
| Ixworth | C | £323K | 0% | −9% | £2,314 |
| Rickinghall and Botesdale | A− | £331K | 17% | +11% | £2,322 |
| East Harling | C− | £335K | 33% | +2.3% | £2,421 |
| Gislingham | A | £303K | 0% | — | £2,246 |
| Thetford | B | £217K | 0% | +15% | £2,507 |
Thetford is the cheapest (£217,000). New builds were 33% of sales in East Harling.
What this data can and can’t tell you
- Sale prices aren’t valuations. A median is the middle sale, so a year with more flats or new builds moves it even if no home changed in value. The ONS House Price Index adjusts for the mix; it is published by council, not for Barningham’s built-up area.
- Rent is for the whole council. The ONS publishes private rents by council only, so the figure covers the whole West Suffolk council area, not just Barningham.
- Income is a mean. The grade divides costs by the ONS’s mean household income for the council area (£55,216), which a few high earners pull up; the median household’s is lower.
- The newest months are thin. Land Registry registers a sale weeks or months after completion, so the year to August 2026 will gain sales as registrations catch up.
Questions about living costs in Barningham
Is Barningham expensive to live in?
The median home in Barningham sold for £325,000 between September 2023 and August 2026, £48,000 more than the typical UK town. The average private rent of £1,183 a month takes 26% of that income.
How much is rent in Barningham?
The ONS puts the average private rent in the West Suffolk council area at £1,183 a month in August 2026: £818 for one bedroom, £1,061 for two, £1,320 for three and £1,856 for four or more. Rents went up 4% over the year, against 4% across England.
How much is council tax in Barningham?
Band D is £2,385 for 2026–27, against England’s average of £2,392. Band A is £1,590 and Band C £2,120. Your bill depends on your home’s band; check it on GOV.UK.
How much do I need to earn to buy in Barningham?
With a 10% deposit and borrowing of 4.5 times income, a household needs about £65,000 a year to buy the median Barningham home of £325,000.
Is Barningham cheaper than Bury St Edmunds?
No: Bury St Edmunds’s median sale was £288,750 over the same three years, against Barningham’s £325,000.
Sources: HM Land Registry Price Paid (standard sales, September 2023 to August 2026) · HM Land Registry Price Paid, every standard sale since 1995 (years to August), by council ward and postcode district · ONS Price Index of Private Rents (August 2026, by council) · ONS Price Index of Private Rents, monthly since January 2015 (councils, regions, England and Wales) · MHCLG and Welsh Government council tax, Band D 2026–27 (with parish precepts in England) · MHCLG Band D council tax by council, 1993–94 to 2026–27; Welsh Government council tax levels 2026–27 · ONS small-area income estimates (financial year ending 2023) · ONS Census 2021, output areas summed to the ONS 2022 built-up area · TownRatings grades: our own summary of the data, ranked against UK towns only. All under the Open Government Licence v3.0.
Contains public sector information licensed under the Open Government Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. Contains OS data © Crown copyright and database right 2026 (ONS boundaries). Northern Ireland: Source: NISRA; contains Land & Property Services data and Ordnance Survey of Northern Ireland information, © Crown copyright, licensed under the Open Government Licence v3.0. Scotland: contains National Records of Scotland data, Registers of Scotland data and SEPA data, © Crown copyright / © SEPA 2025, licensed under the Open Government Licence v3.0.