Cuckfield vs Forest Row
Which is better to live in? Distance: 9.6 miles apart.
The verdict
Property in Forest Row is about 28% cheaper on average. Forest Row has the lower crime rate of the two. For families, Cuckfield edges ahead on school quality.
Avg House Price
Cuckfield
£674,259
Forest Row
£526,850
Crime Rate
Cuckfield
46.2
Forest Row
40.7
Top-Two School Inspection Bands
Cuckfield
100.0%
Forest Row
100.0%
Avg Download Speed
Cuckfield
269.1
Forest Row
388.1
EPC Rating
Cuckfield
70
Forest Row
71.4
Median Income
Cuckfield
£32,552
Forest Row
£32,873
House Prices (2025)
Most affordable in South EastBuyers will find Forest Row more wallet-friendly, where the average price is £526,850 versus £674,259 in Cuckfield. The most affordable entry point in Cuckfield is a flat at £238,000, while in Forest Row it is a flat at £228,167.
Average Price by Property Type (2025)
Biggest gap: semi-detached homes are 24% pricier in Cuckfield (£510,857 vs £410,389).
Price Trend (11 Years)
Over the last 9 years, Cuckfield prices grew faster — 23% vs 5%.
Crime & Safety
Safest in South EastCrime is lower in Forest Row (40.7 per 1,000) compared to Cuckfield (46.2 per 1,000), a 14% difference. The most common crime category in Cuckfield is violent-crime, while in Forest Row 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 South EastSchool quality favours Cuckfield: 100% of its schools are in the top two inspection bands, compared with 100% in Forest Row.
Cuckfield School Inspection Breakdown
100% of 2 schools (1 primary, 1 secondary) sit in the top two inspection bands.
Forest Row School Inspection Breakdown
100% of 1 school (1 primary) sit in the top two inspection bands.
| Metric | Cuckfield | Forest Row |
|---|---|---|
| Total Schools | 2 | 1 |
| Primary | 1 | 1 |
| Secondary | 1 | 0 |
| % Top two bands | 100% | 100% |
Broadband & Connectivity
Internet users in Forest Row enjoy 388.1 Mbps on average, while Cuckfield lags behind at 269.1 Mbps. Superfast coverage (30 Mbps+) reaches 90.7% of premises in Cuckfield and 95.1% in Forest Row. Gigabit availability stands at 46.3% in Cuckfield and 73.9% in Forest Row.
Forest Row is the faster of the two by 44% on average download speed (388 vs 269 Mbps).
Energy Efficiency & Running Costs
The average EPC rating in Forest Row is band C (score 71.4), ahead of Cuckfield's band C (score 70). Estimated annual energy costs average £1,274 in Cuckfield and £1,236 in Forest Row. 61.4% of homes in Cuckfield have an EPC rating of C or above, compared to 63.6% in Forest Row.
Forest Row has more energy-efficient housing — 63.6% reach band C or above, vs 61.4% in the other.
Demographics & Economy
Cuckfield has a population of 3,767 while Forest Row has 3,881. Median household income is £32,873 in Forest Row and £32,552 in Cuckfield. The median age is 47.4 in Cuckfield and 46.9 in Forest Row. Employment rates stand at 57.8% in Cuckfield and 59% in Forest Row.
| Indicator | Cuckfield | Forest Row |
|---|---|---|
| Population | 3,767 | 3,881 |
| Median Age | 47.4 | 46.9 |
| Median Household Income | £32,552 | £32,873 |
| Employment Rate | 57.8% | 59% |
| Owner Occupied | 73.2% | 74.8% |
| Degree-Level Qualified | 35.8% | 35.7% |
Location
Common questions
Frequently asked questions
How far apart are Cuckfield and Forest Row?
Which is cheaper to buy a house in, Cuckfield or Forest Row?
Is Cuckfield or Forest Row safer?
Which has better schools, Cuckfield or Forest Row?
Which has faster broadband, Cuckfield or Forest Row?
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