At this snapshot, taken on 27 September 2026, Aldeby’s for-sale market is remarkably thin: just 2 properties are listed, both priced between £1,400,000 and £1,450,000, which puts the village average asking price at £1,425,000. Neither property has progressed to sold subject to contract, so the SSTC rate stands at 0.0% and both remain fully active. The average time these two listings have spent on the market is 270 days. Taken together, these figures place Aldeby’s current conditions in the Extreme Buyers’ Market category. It is worth noting that this asking price level sits well above the village’s recent completed sales, which ranged from £235,000 to £675,000.
Key figures for Aldeby at this snapshot, taken 27 September 2026:
The clearest trend visible in this snapshot is the gap between current asking prices and recently completed sales. Aldeby’s 2 live listings sit tightly between £1,400,000 and £1,450,000, yet the 6 Land Registry completions recorded for the village span £235,000 to £675,000, with dates running from May 2024 through to May 2025. No current listing has moved to sold subject to contract, keeping the SSTC rate at 0.0%, and the average marketing period of 270 days is running 25 days longer than the Norfolk county average of 245 days. Taken together, these point to a quiet period for this particular price band rather than any clear upward or downward price movement across the wider village market.
Aldeby’s current snapshot places the village firmly in buyers’ market territory, formally recorded as an Extreme Buyers’ Market. With both of the 2 properties currently listed still actively marketed and none sold subject to contract, there is no competitive pressure from other buyers pushing these particular sales forward. The 0.0% SSTC rate matches the same 0.0% figure currently seen in Worlingham, Beccles and Barsham, suggesting this lack of immediate agreed sales activity is not unique to Aldeby at this moment, though Aldeby’s average price of £1,425,000 remains the highest of the four.
Momentum in Aldeby, judged from this snapshot, reads as stalled rather than building or cooling from a recent peak. Neither of the 2 current listings has reached sold subject to contract status, and the average 270 days these properties have spent on the market is already 25 days longer than the Norfolk county average of 245 days. With such a small number of live listings, a single sale agreed would meaningfully shift this picture, but as things stand there is no visible forward motion to report.
For a buyer looking at either of Aldeby’s 2 current listings, the negotiating position is strong. A 0.0% SSTC rate means no competing buyer has yet secured either property, and an average marketing period of 270 days, well beyond the Norfolk county average of 245 days, suggests these particular vendors may be open to a conversation on price rather than holding firm at the £1,400,000 to £1,450,000 asking level. Any offer should also be weighed against the village’s recent completed sales, which closed at considerably lower figures, from £235,000 up to £675,000.
Working in and around Aldeby, we have watched completed sales settle at figures from £235,000 for a detached house on Beccles Road through to £675,000 for The Old Forge on Burrow Green, so the current pair of listings priced at £1,400,000 and £1,450,000 represent a genuinely different tier of the village market to anything that has completed here recently. That does not make them wrongly priced, some properties in Aldeby’s outlying farmland command a premium that land registry data alone cannot capture, but it does mean a vendor at this level needs patience and a buyer needs to do their own homework on comparable evidence rather than relying on the asking price alone.
Reading Aldeby’s figures together rather than in isolation tells a more complete story than the headline average price. With only 2 properties currently on the market, both priced close together at £1,400,000 and £1,450,000, the village’s current £1,425,000 average is driven entirely by a small, high value sample rather than reflecting typical turnover. That average sits £567,749, or 66.2%, above the Norfolk county average of £857,251, a gap that would look very different if a lower priced property came to market tomorrow. Meanwhile, the 6 completed Land Registry sales for the village, dominated by 5 detached houses and 1 other property type, closed at prices from £235,000 to £675,000, none of them anywhere near the current asking range. The 0.0% SSTC rate and 270 day average marketing period, 25 days above the county’s 245, further suggest this particular price band is moving slowly in Aldeby at present.
Buying in Aldeby right now means choosing between just 2 available properties, both priced between £1,400,000 and £1,450,000, so there is little room to shop around within the village itself. The average 270 days these listings have already been marketed is a useful planning figure, since it indicates sellers at this level have not found a quick buyer and may welcome a considered approach rather than a rushed one. Before making an offer, it is worth setting the asking price against Aldeby’s actual completed sales, which Land Registry records show ranging from £235,000 to £675,000, to understand how this particular pair of properties compares with what the village has genuinely achieved.
Our considered view is that this snapshot of Aldeby captures a village market caught between two very different realities: a thin top end, where 2 properties sit unsold at £1,400,000 and £1,450,000 with a 0.0% SSTC rate, and a track record of completed sales, from £235,000 to £675,000, that tells a more grounded story of what buyers here have actually paid. We do not read the current Extreme Buyers’ Market label as a sign that Aldeby itself has lost appeal, rather that this particular pair of listings has yet to find the right buyer at the right price. Anyone considering a move in or out of the village would do well to look past the headline average and weigh both sets of figures together.
An investor assessing Aldeby should treat the current £1,425,000 average asking price with some caution, since it is built from just 2 live listings rather than a broad sample. That figure sits £567,749, or 66.2%, above the Norfolk county average of £857,251, yet the village’s actual completed sales, recorded by the Land Registry, closed at between £235,000 and £675,000, a far more modest range. With a 0.0% SSTC rate and an average marketing period of 270 days, 25 days longer than the county average of 245, the current top end of Aldeby’s market shows no immediate sign of converting into agreed sales, which is worth factoring into any entry price assumptions.
This snapshot does not break the 2 current listings down by property type, but the village’s 6 recent Land Registry completions give a useful guide to Aldeby’s underlying mix. Five of those six sales were detached houses, priced from £235,000 for the Beccles Road property to £675,000 for The Old Forge on Burrow Green, with the remaining sale recorded under another property type at £300,000. That pattern, a village dominated by detached stock with a wide internal price spread, is consistent with the current £1,400,000 to £1,450,000 asking range sitting at the very top of what detached property in Aldeby has achieved.
As of this report, Aldeby has just 2 properties on the market, both still actively marketed with none sold subject to contract. Asking prices sit close together, at £1,400,000 and £1,450,000, giving the village average of £1,425,000 and a price range of exactly £50,000 between the two. Both have been marketed for an average of 270 days, which is longer than the typical period seen across Norfolk as a whole.
Land Registry completions for Aldeby show six recent sales. 5, Beccles Road sold for £235,000 (Detached) on 16 May 2025. Reubens, Dun Cow Road sold for £300,000 on 17 March 2025. The Old Forge, Burrow Green sold for £675,000 (Detached) on 21 February 2025. Rowan Cottage, Lily Lane sold for £415,000 (Detached) on 3 February 2025. Stonham Lodge, Dun Cow Road sold for £500,000 (Detached) on 31 October 2024. Green Farm Bungalow, Rectory Road sold for £425,000 (Detached) on 13 May 2024. Of these six completions, five were detached houses and one was recorded under another property type, giving a genuine, evidenced price range for the village that sits well below the two properties currently listed for sale.
Aldeby’s average asking price of £1,425,000 sits £567,749 above the Norfolk county average of £857,251, a difference of 66.2%. The village’s average marketing period of 270 days also runs longer than typical, exceeding the Norfolk average of 245 days by 25 days. Both figures should be read alongside the fact that Aldeby’s current average is based on only 2 live listings, so the comparison reflects this specific pair of properties rather than the village as a whole.
Against its nearest neighbours, Aldeby’s £1,425,000 average price is the highest of the four. It runs £200,000 above Worlingham’s £1,225,000, £175,000 above Beccles’s £1,250,000, and £425,000 above Barsham’s £1,000,000. All three neighbouring areas share Aldeby’s 0.0% SSTC rate at this snapshot, suggesting the current lack of agreed sales is a pattern across the wider area rather than something specific to this village alone.
Aldeby is a small rural parish in the Waveney valley, where farmland and quiet lanes do more to define the place than any high street, since there is no commercial centre of its own to speak of. Properties here range from modest cottages to substantial detached homes set on larger plots, a spread that the village’s own sold price history, from £235,000 to £675,000, bears out. Beccles, with its shops, schools and station, lies within easy reach for daily needs, while Aldeby itself remains the kind of village chosen for its space and setting rather than convenience on the doorstep. It suits buyers looking for a rural base with a working landscape around them, rather than a village centre with pubs and amenities within walking distance.
Selling in Aldeby at present means operating in a market with very little immediate competition, since only 2 properties are currently listed in the village. That sounds like an advantage, but the flip side is that the two homes on the market have both been marketed for an average of 270 days without reaching sold subject to contract, and the 0.0% SSTC rate shows no current momentum at this price level. A seller would do well to set expectations using Aldeby’s genuine completed sales, from £235,000 to £675,000 according to Land Registry records, rather than assuming the current £1,425,000 average reflects what any given property here will achieve.
Choosing the right agent in Aldeby matters because the village’s current listings and its completed sales tell quite different stories, and pricing a property well here means understanding both. The Ivybridge Collection tracks Aldeby’s Land Registry completions alongside live listings and the figures from neighbouring Beccles, Worlingham and Barsham, which gives a grounded basis for advising a vendor whether their property sits closer to the village’s £235,000 to £675,000 sold range or genuinely belongs at the £1,400,000 plus level currently being tested by the two homes on the market.
The Ivybridge Collection’s work in Aldeby draws on more than the two properties currently listed for sale, extending to the Land Registry’s record of completed transactions, from the £235,000 sale on Beccles Road to the £675,000 sale at The Old Forge on Burrow Green. That combination of live market data and genuine sold evidence, built up across the wider Waveney valley including Beccles, Worlingham and Barsham, means our view of Aldeby is grounded in what has actually happened here rather than in asking prices alone.
Anyone transacting in Aldeby should treat the current £1,400,000 to £1,450,000 asking range as context specific to these two particular properties, not as a benchmark for the village as a whole. The responsible approach is to weigh any asking price against genuine completed sales, such as the £425,000 achieved at Green Farm Bungalow on Rectory Road in May 2024 or the £675,000 achieved at The Old Forge on Burrow Green in February 2025, both drawn from Land Registry records rather than agent estimates. Given the 0.0% SSTC rate and 270 day average marketing period recorded in this snapshot, a buyer has room to negotiate, while a seller should expect a longer than average sales process and price accordingly from the outset rather than adjusting only after months on the market.
This report reflects a snapshot of Aldeby taken on 27 September 2026, combining the 2 properties currently listed for sale, their sold subject to contract status, and completed Land Registry sales for the village, alongside comparison figures for Norfolk drawn from 341 other areas in our coverage. Figures for neighbouring Worlingham, Beccles and Barsham are taken from the same snapshot date to keep the comparisons consistent.
If you are weighing up a move in or out of Aldeby, whether that means testing the market at the £1,400,000 plus level currently on offer or understanding what the village’s more typical £235,000 to £675,000 sold range might mean for your own plans, we would be glad to talk it through. Get in touch with The Ivybridge Collection for a grounded, evidence based valuation rather than a guess.
For a fuller comparison, the market report for Worlingham covers a neighbouring village with a lower average price of £1,225,000 and the same 0.0% SSTC rate. The Beccles report gives a view of the nearest town, averaging £1,250,000, while the Barsham report shows the most affordable of the three neighbours at £1,000,000. Reading these alongside Aldeby’s own figures helps place this village’s £1,425,000 average, and its thin 2 property market, in a wider local context.
