Emneth & Outwell
Two Fenland villages near Wisbech, priced in line with the borough, with recorded crime above the borough rate and most of the land in a flood zone
Emneth & Outwell at a glance
- House prices
- £260,000
- Middle39th percentile
- Schools
- 50th percentile
- Middle
- Transport
- 10th percentile
- Weak
- Crime rate
- 77.3 per 1,000 residents
- Middle41st percentile
- Flood risk
- 61.6% of the area in flood zones
- More flood-zone land95th percentile
Underlying data dates vary by measure.
How to read these figuresIs Emneth & Outwell a good place to live?
Emneth and Outwell ward covers two Fenland villages in the far west of Norfolk, near Wisbech. Most of its land is in a flood zone. Detached homes made up more than half of sales. Homes cost about the same as across the borough: the median sale price was £260,000 in the 12 months to August 2026, against £267,500 across King's Lynn and West Norfolk and £295,000 across England.
Recorded crime is above the King's Lynn and West Norfolk rate and below the England rate: police recorded 77 crimes and anti-social behaviour incidents per 1,000 residents over the same 12 months, against 65 across King's Lynn and West Norfolk and 94 across England. Burglary, at 5.7 per 1,000, is about three times the borough rate and well above England's. With 5,250 residents, a few incidents can move the rate.
There is no railway station in the ward; Downham Market is about 5.4 miles from its centre. Upwell and Delph, next door, records much less crime but costs more; Wisbech Walsoken and Waterlees, in Fenland, records slightly less crime and costs less.
This guide covers Emneth & Outwell ward: 3 small census areas, 24 square kilometres and 5,250 residents at the 2021 Census.
You can also compare nearby neighbourhoods in King's Lynn and West Norfolk below.
How Emneth and Outwell compares
| Area | Crime and ASB per 1,000 | Violence and sexual offences per 1,000 | Burglary per 1,000 | Median sale price |
|---|---|---|---|---|
| Emneth and Outwell | 77.3 | 34.3 | 5.7 | £260,000 (57) |
| Upwell and Delph | 38.2 | 17.4 | 2.3 | £310,000 (49) |
| Wisbech Walsoken and Waterlees | 66.9 | 28.4 | 2.2 | £202,500 (60) |
| King's Lynn and West Norfolk | 65.0 | 29.4 | 1.9 | £267,500 (1,615) |
| England | 94.1 | 35.9 | 3.7 | £295,000 (502,418) |
In the same 12 months, detached homes in Emneth and Outwell sold for a median of £292,500 (32 sales) and semi-detached homes for £195,000 (22). Too few terraced homes sold for a reliable figure.
What to check before you move
- Look at the street, not just the ward. police.uk maps recorded crime month by month, so you can see whether incidents cluster in particular places or near the home you are considering.
- Try the journey at the times you would travel. There is no railway station in the ward; Downham Market is about 5.4 miles from its centre and March about 7.6 miles, and our data does not include bus frequencies.
- Check home security. Burglary in the ward is well above the England rate, so ask about locks, alarms and any previous break-ins.
- Check the flood map and insurance for the specific property. Most of the ward's land is in flood zones 2 or 3, nearly all of that in the higher-risk zone 3, and surface-water risk is mapped separately.
- Check school places directly. Two primary schools, Beaupre Community Primary School and Emneth Academy, are inside the ward but no secondary school; read the latest Ofsted reports and Norfolk County Council's admission rules, because living nearby does not guarantee a place.
Areas to compare with Emneth & Outwell
Upwell & Delph
King's Lynn and West Norfolk
Neighbouring area to the south, with much lower recorded crime (38 per 1,000) and a higher median sale price, £310,000.
Read the Upwell & Delph guideWisbech Walsoken & Waterlees
Fenland
Neighbouring area to the north-west, in Fenland, with slightly lower recorded crime (67 per 1,000) and a lower median sale price, £202,500.
Read the Wisbech Walsoken & Waterlees guideSources: police.uk recorded crime (September 2025 to August 2026); ONS 2021 Census population; HM Land Registry Price Paid Data (September 2025 to August 2026); Environment Agency flood zones; NaPTAN station locations; Ofsted school register. Updated 4 November 2026.
Best fit and trade-offs
May suit
The public data shows a mixed profile, so the right fit depends on your priorities.
No additional grounded may-suit bullets are available.
Watch out for
- Transport access appears weaker than most neighbourhoods nationally
- More of the area is in river or sea flood zones than most neighbourhoods in England; check the flood map for the specific property
Crime rate in Emneth & Outwell
Crime rate
- Crime rate
- 77.3 per 1,000 residents
- Percentile
- 41st percentile nationally
Crime levels are around the national middle range.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to August 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in Emneth & Outwell
House prices
- Median sale price
- £260,000
- Percentile
- 39th percentile nationally
House prices are below the national middle range.
Median of 57 standard sales over the 12 months to August 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Crime by type in Emneth & Outwell
Recorded crime by type
The largest recorded type in Emneth & Outwell is violence, sexual offences and weapons, at 34.3 per 1,000 residents: close to King's Lynn and West Norfolk (29.4) and close to England (35.9).
| Type | Emneth & Outwell | King's Lynn and West Norfolk | England |
|---|---|---|---|
| Violence, sexual offences and weapons | 34.3 | 29.4 | 35.9 |
| Theft, including shoplifting | 10.1 | 11.1 | 18.1 |
| Criminal damage and arson | 8.2 | 6.0 | 6.8 |
| Burglary | 5.7 | 1.9 | 3.7 |
| Anti-social behaviour | 5.1 | 6.1 | 10.7 |
| Public order | 5.1 | 4.5 | 6.6 |
| Other crime | 3.0 | 1.9 | 2.2 |
| Vehicle crime | 3.0 | 1.5 | 5.3 |
| Drugs | 2.5 | 2.4 | 3.4 |
| Robbery | 0.2 | 0.3 | 1.5 |
Recorded crime is not the same as personal risk. How to read crime figures for an area · Check another area
Schools in Emneth & Outwell
Schools
50th percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in Emneth & Outwell
Flood risk
61.6% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers 53.7% of the area. That is the 95th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in Emneth & Outwell
Transport
10th percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
FAQs
Is Emneth or Outwell a good place to live?
It depends on what you are prioritising. In Emneth and Outwell, homes cost about the same as across the borough, with a median sale price of £260,000 in the year to August 2026, but the ward records more crime than King's Lynn and West Norfolk as a whole, and most of the ward's land is in a flood zone.
Are Emneth and Outwell safe?
Police recorded 77 crimes and anti-social behaviour incidents per 1,000 residents in the 12 months to August 2026, compared with 65 across King's Lynn and West Norfolk and 94 across England. Burglary is about three times the borough rate. Recorded crime is not the same as personal risk, so check police.uk for the streets you are considering.
What are house prices like in Emneth and Outwell?
Homes sold for a median of £260,000 in the 12 months to August 2026, across 57 standard sales. Detached homes sold for a median of £292,500 and semi-detached homes for £195,000. Too few terraced homes sold for a reliable figure.
Is Emneth & Outwell a good place to live?
Emneth & Outwell has a mixed public data profile, so whether it is a good fit depends on which factors matter most to you. Transport access appears weaker and more of the area is in a flood zone than most neighbourhoods in England, so those factors are worth checking against your priorities.
Is Emneth & Outwell safe?
Emneth & Outwell ranks in the 41st percentile for crime data; in this dataset, a higher percentile indicates lower crime.
What are house prices like in Emneth & Outwell?
The median sale price was £260,000 in the 12 months to August 2026. House prices are in the 39th percentile nationally; lower percentiles indicate lower prices.
How are schools in Emneth & Outwell?
Schools rank in the 50th percentile nationally for this public profile.
What neighbourhoods are near Emneth & Outwell?
Nearby public profiles include Feltwell in King's Lynn and West Norfolk and Airfield in King's Lynn and West Norfolk.
