Beccles vs Kessingland
Which is better to live in? Distance: 6.8 miles apart.
The verdict
Property in Kessingland is about 17% cheaper on average. Kessingland has the lower crime rate of the two. For families, Kessingland edges ahead on school quality.
Avg House Price
Beccles
£306,599
Kessingland
£262,527
Crime Rate
Beccles
73.0
Kessingland
61.3
Top-Two School Inspection Bands
Beccles
83.3%
Kessingland
100.0%
Avg Download Speed
Beccles
238.4
Kessingland
422.7
EPC Rating
Beccles
69.4
Kessingland
69.2
Median Income
Beccles
£31,583
Kessingland
£29,350
House Prices (2025)
Most affordable in East of EnglandThe average house price in Kessingland is £262,527, which is 17% less than Beccles at £306,599. The most affordable entry point in Beccles is a terraced at £213,762, while in Kessingland it is a flat at £100,000.
Average Price by Property Type (2025)
Biggest gap: flat homes are 115% pricier in Beccles (£214,500 vs £100,000).
Price Trend (11 Years)
Over the last 9 years, Kessingland prices grew faster — 67% vs 29%.
Crime & Safety
Safest in East of EnglandCrime is lower in Kessingland (61.3 per 1,000) compared to Beccles (73 per 1,000), a 19% difference. The most common crime category in Beccles is violent-crime, while in Kessingland it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in East of EnglandKessingland has 100% of schools in the top two inspection bands, compared to 83.3% in Beccles. Beccles has 6 schools in total, while Kessingland has 1.
Beccles School Inspection Breakdown
83.3% of 6 schools (4 primary, 2 secondary) sit in the top two inspection bands.
Kessingland School Inspection Breakdown
100% of 1 school (1 primary) sit in the top two inspection bands.
| Metric | Beccles | Kessingland |
|---|---|---|
| Total Schools | 6 | 1 |
| Primary | 4 | 1 |
| Secondary | 2 | 0 |
| % Top two bands | 83.3% | 100% |
Broadband & Connectivity
Kessingland offers faster average downloads at 422.7 Mbps, compared to 238.4 Mbps in Beccles. Superfast coverage (30 Mbps+) reaches 89.3% of premises in Beccles and 97.8% in Kessingland. Gigabit availability stands at 39.3% in Beccles and 81.7% in Kessingland.
Kessingland is the faster of the two by 77% on average download speed (423 vs 238 Mbps).
Energy Efficiency & Running Costs
Homes in Beccles are more energy-efficient on average, with an EPC score of 69.4 (band C) versus 69.2 (band C) in Kessingland. Estimated annual energy costs average £1,312 in Beccles and £1,314 in Kessingland. 59.7% of homes in Beccles have an EPC rating of C or above, compared to 60.6% in Kessingland.
Kessingland has more energy-efficient housing — 60.6% reach band C or above, vs 59.7% in the other.
Demographics & Economy
Median household income is £31,582.5 in Beccles and £29,350 in Kessingland. The median age is 48.4 in Beccles and 49.6 in Kessingland. Employment rates stand at 54.6% in Beccles and 51.5% in Kessingland. Owner-occupancy is 71% in Beccles versus 68.9% in Kessingland.
| Indicator | Beccles | Kessingland |
|---|---|---|
| Population | 9,807 | 4,242 |
| Median Age | 48.4 | 49.6 |
| Median Household Income | £31,582.5 | £29,350 |
| Employment Rate | 54.6% | 51.5% |
| Owner Occupied | 71% | 68.9% |
| Degree-Level Qualified | 29.8% | 27.6% |
Location
Common questions
Frequently asked questions
How far apart are Beccles and Kessingland?
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Is Beccles or Kessingland safer?
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