Town comparison
Bearsted vs Headcorn
Which is better to live in? 7.3 miles apart — compared on house prices, crime, schools, broadband and more.
The verdict
Overall, Headcorn offers lower property prices by roughly 25%.
Avg House Price
Bearsted
£588,043
Headcorn
£471,139
Crime Rate
Bearsted
0.1
Headcorn
N/A
Top-Two School Inspection Bands
Bearsted
100.0%
Headcorn
N/A
Avg Download Speed
Bearsted
372.2
Headcorn
246.9
EPC Rating
Bearsted
72
Headcorn
70.7
Median Income
Bearsted
£32,367
Headcorn
£33,455
House Prices (2025)
Most affordable in South EastThe average house price in Headcorn is £471,139, which is 25% less than Bearsted at £588,043. The most affordable entry point in Bearsted is a flat at £295,600, while in Headcorn it is a flat at £193,625.
Average Price by Property Type (2025)
Biggest gap: flat homes are 53% pricier in Bearsted (£295,600 vs £193,625).
Price Trend (11 Years)
Over the last 9 years, Bearsted prices grew faster — 52% vs -17%.
Crime & Safety
Safest in South EastCrime rate data is not available for both Bearsted and Headcorn at this time.
Crime Rate by Category (per 1,000 residents)
Schools & Education
Best for schools in South EastSchool quality data is not fully available for both Bearsted and Headcorn. Bearsted has 3 schools and Headcorn has 1 schools.
Bearsted School Inspection Breakdown
100% of 3 schools (3 primary) sit in the top two inspection bands.
Headcorn School Inspection Breakdown
| Metric | Bearsted | Headcorn |
|---|---|---|
| Total Schools | 3 | 1 |
| Primary | 3 | 1 |
| Secondary | 0 | 0 |
| % Top two bands | 100% | N/A |
Broadband & Connectivity
Bearsted offers faster average downloads at 372.2 Mbps, compared to 246.9 Mbps in Headcorn. Superfast coverage (30 Mbps+) reaches 90.4% of premises in Bearsted and 79.3% in Headcorn. Gigabit availability stands at 66.6% in Bearsted and 42.4% in Headcorn.
Bearsted is the faster of the two by 51% on average download speed (372 vs 247 Mbps).
Energy Efficiency & Running Costs
Homes in Bearsted are more energy-efficient on average, with an EPC score of 72 (band C) versus 70.7 (band C) in Headcorn. Estimated annual energy costs average £1,100 in Bearsted and £1,180 in Headcorn. 66.5% of homes in Bearsted have an EPC rating of C or above, compared to 63.4% in Headcorn.
Bearsted has more energy-efficient housing — 66.5% reach band C or above, vs 63.4% in the other.
Demographics & Economy
Median household income is £33,455 in Headcorn and £32,367 in Bearsted. The median age is 43.1 in Bearsted and 43.3 in Headcorn. Employment rates stand at 60.8% in Bearsted and 59.4% in Headcorn. Owner-occupancy is 67.4% in Bearsted versus 66.5% in Headcorn.
| Indicator | Bearsted | Headcorn |
|---|---|---|
| Population | 8,349 | 3,293 |
| Median Age | 43.1 | 43.3 |
| Median Household Income | £32,367 | £33,455 |
| Employment Rate | 60.8% | 59.4% |
| Owner Occupied | 67.4% | 66.5% |
| Degree-Level Qualified | 29.9% | 31.2% |
Location
Common questions
Frequently asked questions
How far apart are Bearsted and Headcorn?
Which is cheaper to buy a house in, Bearsted or Headcorn?
Is Bearsted or Headcorn safer?
Which has better schools, Bearsted or Headcorn?
Which has faster broadband, Bearsted or Headcorn?
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