Aldeby’s current listings stand at 23 properties, of which 5 are sold subject to contract and 18 remain actively marketed, giving a live SSTC rate of 22.0%. The average asking price across the village sits at £346,500, spanning a notably wide range from £30,000 up to £820,000, which reflects a mix of smaller cottages and larger detached homes on the market at the same time. Average time on market currently runs at 160 days, a figure worth noting because it sits well below the wider Norfolk average, indicating that Aldeby homes are, on the whole, finding buyers considerably faster than the typical property across the county.
Key figures for Aldeby at this snapshot (taken 2026-08-01):
The most immediate trend in Aldeby is the sheer breadth of the current price range, from £30,000 to £820,000, which points to a market accommodating very different buyer budgets at once rather than clustering around a single price band. With an SSTC rate of 22.0% (5 of 23 listings), just under a quarter of current stock has found a buyer, leaving the majority, 18 properties, still actively seeking offers. Average days on market of 160 is the other notable pattern, and it is considerably shorter than the equivalent figure across Norfolk as a whole, suggesting Aldeby’s homes are not languishing in the way many rural listings can.
With 18 of 23 listings still actively for sale and only 5 under offer, choice currently favours buyers over sellers, though not dramatically so. Aldeby’s SSTC rate of 22.0% is lower than each of its immediate neighbours, Worlingham (+30.0%), Beccles (+26.0%) and Barsham (+31.0%), which suggests slightly less competitive pressure on individual listings here than in those villages. At the same time, an average of 160 days on market is considerably quicker than the Norfolk county average, so this is best described as a balanced market with a mild tilt toward buyers, rather than a market stalled in either direction.
Momentum in Aldeby currently reads as steady rather than sharply accelerating or cooling. The 22.0% SSTC rate shows a reasonable, ongoing flow of agreed sales among the 23 listings, and the average 160 days on market, while longer than a fast-moving urban market, is 232 days quicker than the Norfolk county average of 392 days. Taken together, these figures describe a market that is working through its stock at a measured, sustainable pace rather than one experiencing sudden change in either direction.
Buyers in Aldeby currently have a reasonable, though not overwhelming, degree of negotiating room. With 18 of the 23 current listings still actively marketed and an SSTC rate of 22.0%, sellers are not universally under pressure, but the presence of a genuine pool of unsold stock gives buyers scope for measured offers, particularly on properties that have been listed for longer than the 160 day average. Sellers, for their part, retain a stronger hand than in a market flooded with unsold inventory, given that turnover here remains notably faster than the Norfolk average. The practical upshot is a market where realistic pricing on both sides, rather than aggressive posturing, tends to produce the quickest agreed sales.
Working properties in and around Aldeby over time teaches you that this is not a village where a single asking price strategy fits every home. Some well-presented properties, like the Rectory Road semi-detached that went under offer in just 54 days, find buyers quickly, while others take considerably longer, such as the 218 day listing on The Street and the 292 day listing on Dun Cow Road, both still actively marketed. The 22.0% SSTC rate and 160 day average across current listings match what we see on the ground, a village where patient, well-informed marketing consistently outperforms simply listing and waiting.
Aldeby’s market figures reward a closer look rather than a headline glance. The price range of £30,000 to £820,000 across just 23 current listings is unusually wide for a single village, and it is driven by a property type mix skewed heavily toward detached houses, which make up 70% (14) of the 20 comparable listings analysed, against 15% (3) semi-detached and 15% (3) terraced. This concentration of larger detached stock helps explain why average days on market, at 160, sits above what a small terraced house might typically achieve, yet still comes in 232 days faster than the Norfolk county average of 392 days. The 22.0% SSTC rate, meanwhile, is lower than in neighbouring Worlingham, Beccles and Barsham, hinting that Aldeby buyers currently have marginally more choice and time to weigh decisions than those searching in its immediate surroundings.
Buying in Aldeby means accepting that timelines vary considerably by property. Among current listings, a 4 bedroom detached house on The Street has been marketed for 218 days at £500,000, and a 3 bedroom semi-detached on Dun Cow Road has been on the market for 292 days at £375,000, both illustrating that patience and a clear view of comparable evidence matter more here than chasing the first available viewing slot. By contrast, a 2 bedroom semi-detached on Rectory Road went SSTC after just 54 days at £450,000, showing that well-priced, well-presented homes can still move briskly. With 18 of the 23 current listings still actively marketed, buyers have genuine choice across the £30,000 to £820,000 range, but should expect the average marketing period of 160 days to shape realistic negotiation timing rather than assuming an instant transaction.
Our considered view is that Aldeby sits in a genuinely interesting position, close enough to Beccles for daily practicalities yet retaining the quiet, working landscape of the Waveney valley. The current SSTC rate of 22.0% and average marketing period of 160 days tell us this is a market that rewards realistic pricing rather than either urgency or complacency. Sellers who price against the actual comparable evidence, not aspiration, tend to find buyers within a reasonable window, while buyers who do their homework on the wide £30,000 to £820,000 price spread can find genuine value across very different property types.
For an investor weighing Aldeby, the average price of £346,500 sits £31,911 (8.4%) below the Norfolk county average of £378,411, which is a factor worth noting when assessing entry costs relative to the wider county. The current SSTC rate of 22.0% and average of 160 days on market, well under the county’s 392 day average, point to reasonably active turnover for a small village. Detached houses dominate current stock at 70% (14 of 20 comparable listings), which is relevant to any assessment of likely tenant or resale demand profile. Rental yield data for Aldeby specifically is not included in this report and should be sourced separately before any investment decision.
Detached houses dominate Aldeby’s current market, making up 70% (14) of the 20 comparable listings analysed, with semi-detached and terraced houses each accounting for 15% (3). This mix is visible in the current listings themselves: a 4 bedroom detached on The Street is priced at £500,000, a 5 bedroom detached near Haddiscoe at £725,000, and a 4 bedroom detached on Rectory Road, Haddiscoe at £475,000, all sitting toward the upper end of the £30,000 to £820,000 range. At the other end, a 2 bedroom detached house on Rectory Road, Haddiscoe is priced at £200,000, while a 2 bedroom semi-detached on Rectory Road commands £450,000 despite its smaller size, a reminder that condition, plot and exact location can matter as much as bedroom count or property type when pricing within the village.
As of this report, Aldeby and its immediate surroundings show a varied set of live listings. Rectory Road, Aldeby, Beccles, NR34 0BJ is a 2 bedroom semi-detached house at £450,000, sold subject to contract after 54 days. The Street, Aldeby NR34, NR34 0AP is a 4 bedroom detached house at £500,000, still for sale after 218 days. Dun Cow Road, Aldeby, Beccles, Norfolk, NR34, NR34 0BE is a 3 bedroom semi-detached house at £375,000, for sale after 292 days. Nearby, a 5 bedroom detached house in Haddiscoe, Norfolk NR14, NR14 6PG is listed at £725,000 after 506 days, while a 2 bedroom detached house on Rectory Road, Haddiscoe is under offer at £200,000 after 36 days, and a 4 bedroom detached house on the same road is for sale at £475,000 after 114 days.
Land Registry completions for Aldeby show the following recent sales. 5, Beccles Road sold for £235,000 (Detached) on 2025-05-16. Reubens, Dun Cow Road sold for £300,000 on 2025-03-17. The Old Forge, Burrow Green sold for £675,000 (Detached) on 2025-02-21. Rowan Cottage, Lily Lane sold for £415,000 (Detached) on 2025-02-03. Stonham Lodge, Dun Cow Road sold for £500,000 (Detached) on 2024-10-31. Green Farm Bungalow, Rectory Road sold for £425,000 (Detached) on 2024-05-13. These are confirmed completed transactions, distinct from the current SSTC and for sale listings elsewhere in this report, which have not yet completed.
Aldeby’s average price of £346,500 sits £31,911 below the Norfolk county average of £378,411, a discount of 8.4%. The more striking difference is in marketing speed, with Aldeby’s average of 160 days on market running 232 days faster than the Norfolk average of 392 days. Taken together, these figures suggest that Aldeby offers relatively accessible pricing against the county backdrop, combined with a market that clears its stock considerably faster than the Norfolk average would suggest for a small village.
Set against its nearest neighbours, Aldeby’s average price of £346,500 is £16,000 higher than Worlingham’s £330,500, and £7,600 higher than Beccles’s £338,900, but £335,000 lower than Barsham’s £681,500. In terms of momentum, Aldeby’s SSTC rate of 22.0% is lower than all three, with Worlingham at 30.0%, Beccles at 26.0% and Barsham at 31.0%, suggesting slightly more available choice for buyers here relative to those neighbouring markets, even as Aldeby’s own days on market remains well ahead of the wider county pace.
Aldeby is a small parish where the River Waveney’s meanders shape the landscape as much as any building does, with flint cottages, working farms and a scattering of substantial Victorian and modern detached homes sharing the same quiet lanes. Street names that recur through the local property record, Rectory Road, Dun Cow Road, Beccles Road and Burrow Green, are more than addresses, they mark out the everyday geography of a village that has grown gradually around its church and farmland rather than being planned as a settlement. Life here suits those who want genuine rural quiet with Beccles and the wider Waveney valley towns within easy reach for schools, shops and commuting, rather than those seeking amenities on the doorstep.
Selling in Aldeby currently means competing among 23 listed properties, of which 18 remain actively marketed against you at any given time. The average marketing period of 160 days is a realistic benchmark to plan around, and vendors should expect that homes priced in line with the actual £30,000 to £820,000 range achieved locally, rather than aspirational figures, tend to move through that period more smoothly. With an SSTC rate of 22.0%, roughly one in five current listings has already secured a buyer, so well-presented, correctly priced homes are clearly capable of standing out within that window.
Choosing the right agent for Aldeby matters because this is a village where property type and pricing strategy vary enormously between a small terraced cottage and a substantial detached house on the edge of the parish. We track the actual comparable evidence, from completed Land Registry sales like The Old Forge on Burrow Green at £675,000 to current listings such as Dun Cow Road at £375,000, rather than relying on generic county-wide assumptions. That local grounding, combined with an honest read of how long similar homes have taken to sell, is what allows us to advise sellers and buyers here with genuine confidence rather than guesswork.
The Ivybridge Collection maintains an active working knowledge of Aldeby and the wider Waveney valley, drawing on completed sales, current listings and local comparable evidence rather than treating the village as an anonymous line item in a county spreadsheet. If you are considering buying or selling here, our team at The Ivybridge Collection can talk through what these figures mean for your specific property or search.
Anyone buying or selling in Aldeby should treat asking prices as a starting point for research, not a fixed figure. Compare any current listing against genuine completed Land Registry sales, such as the £425,000 achieved for Green Farm Bungalow on Rectory Road or the £235,000 achieved for 5, Beccles Road, both within the last year and a half, rather than relying solely on other properties still marketed but unsold. Given the 160 day average marketing period here, sellers should budget realistic time for a sale to complete, and buyers should factor that same window into any chain-dependent plans. For a transaction of this significance, always have any offer or valuation checked against up to date, evidenced local data before committing.
This report reflects a snapshot of Aldeby taken on 2026-08-01, combining current live listings, sold subject to contract figures and completed Land Registry sales data for the village, alongside comparison figures for Norfolk and the three nearest surrounding areas. All prices, counts and days on market cited here are drawn directly from that snapshot rather than estimated or projected, and the report is refreshed periodically to keep pace with changing local conditions.
If you are weighing up a move in Aldeby, whether buying, selling, or simply curious what your property might achieve given the current 160 day average marketing period and £346,500 village average, we would be glad to talk it through. Request a Private Property Brief from our team for a grounded, evidence based view of where your property sits in today’s Aldeby market.
For a fuller picture of the surrounding area, our market report on Worlingham covers a village with a slightly lower average price and a higher SSTC rate, while the report on Beccles offers a view of the nearest larger town, priced closer to Aldeby but moving somewhat more briskly. Buyers weighing up a larger budget may also want to see our report on Barsham, where average prices sit considerably higher.
