25 and 25a Market Place is a Grade II listed building in the Breckland local planning authority area, England. First listed on 17 January 1973. House. 3 related planning applications.

25 and 25a Market Place

WRENN ID
tilted-cornice-moss
Grade
II
Local Planning Authority
Breckland
Constituency
South West Norfolk MP: Terry Jermy (Lab)
Country
England
Date first listed
17 January 1973
Type
House
Address
25 and 25a Market Place, Swaffham, PE37 7LA
OS grid reference
TF 818 090
Coordinates
52.64871, 0.68671
Source
Historic England listing

Also on this page: sale history · EPC · related consents · flood risk · radon risk · weather exposure · detailed attributes ↓

Description

This is a former house, dating from the early 17th century, that was later converted to include a shop in the mid-19th century. In the second half of the 20th century, it was remodelled into two shops with living accommodation above.

The building is constructed of rendered and whitewashed flint and brick, with a pantile roof and a brick stack. It has an L-shaped layout.

The front of the building is two storeys and two bays wide. A half-glazed door with three panels in the lower two-thirds and three Art Nouveau-style frosted glass lights above sits centrally on the ground floor. This is flanked by a late-20th century shop front on the right and an early-21st century shop front on the left, both featuring plate-glass display windows and glazed doors. The first floor has two 19th-century sash windows with horns. The gabled roof includes a 20th-century internal gable-end stack on the east side. A two-storey cross wing projects at the rear, and includes a doorway with label stops on its east side, now partially obscured by a mid-20th century addition. Above this doorway is an early 19th-century four-light casement window on the first floor, and it incorporates a reused datestone inscribed with the date 1655.

The west room on the ground floor features chamfered bridging beams with tongue stops and run-out stops, while the east room has two wave-moulded bridging beams with run-out stops. The roof of the rear cross wing is supported by upper crucks.

Local climate

25 and 25a Market Place sits in a drier-than-average part of the UK, with an average of 720 mm of rain a year. This makes it drier than 82% of listed buildings in the UK. Its exposure to wind-driven rain is lower than that of 94% of listed buildings.

It experiences an average of 29 freeze-thaw cycles a year, fewer than 68% of listed buildings. Of these, 15 follow at least 1 mm of rain in the preceding 48 hours. Average temperatures at this location have risen by 0.3°C per decade since 1991.

Averages for 1991–2020; temperature trend 1991–2025. Figures describe the wider area (a grid cell of roughly 10 km), not the individual site. Contains modified Copernicus Climate Change Service information 2026.

More on this building

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  • Full EPC report — heating system, energy costs, size, glazing, construction etc.
  • Sale history — 2 transactions since 2014
  • Related listed building consents — 3 applications
  • Detailed attributes — period, style, materials, features
  • Flood risk assessment
  • Radon risk assessment
  • Weather exposure and heating demand — rain and frost month by month and year by year, wind direction, solar and humidity
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  2. 21 and 23 Market Place Grade II 10 m
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  4. 31, 31b and 31c Market Place Grade II 33 m
  5. Front Wall to North of Numbers 16 and 18 Oakleigh House Grade II 34 m
  6. 19, 19a and 19b Market Place Grade II 36 m
  7. 33 Market Place Grade II 38 m
  8. Oakleigh House Grade II* 42 m
  9. Gate piers and flanking walls north of 18 Market Place Grade II 46 m
  10. 35 Market Place Grade II 46 m