Barsham’s property market at the time of this report is about as thin as a village market can be: a single property is currently listed for sale, priced at £1,000,000, and it is the only listing we can report on in the village right now. There is no sale currently agreed, so the sold subject to contract (SSTC) rate for Barsham stands at 0.0%. The listing has been live for 18 days, which is a short exposure period in isolation, though with no second or third listing to compare it against, we cannot yet say whether that pace is typical of the village or simply a feature of this one property. The market temperature reading of Extreme Buyers’ Market reflects this absence of conversion rather than a glut of unsold stock: with nothing yet agreeing a sale, the one available property faces no competing demand signal within the current data. For context on how a larger, more active market behaves nearby, our Beccles property market report covers a town with considerably more turnover.
Snapshot date: 27 September 2026
Average price: £1,000,000
Price range: £1,000,000 to £1,000,000
Properties currently for sale: 1
Sold subject to contract (SSTC): 0
Actively for sale (not yet SSTC): 1
SSTC rate: 0.0%
Average days on market: 18 days
Market temperature: Extreme Buyers’ Market
Suffolk county average price: £806,841
Suffolk county average days on market: 366 days
Barsham’s price versus the Suffolk average: higher by £193,159 (23.9%)
Barsham’s days on market versus the Suffolk average: fewer by 348 days
With only one property currently listed, trend reading in Barsham has to lean heavily on the completed sales record rather than live market momentum. The four Land Registry transactions we hold for the village, recorded between February 2023 and March 2025, show a wide spread: £130,000 for the sale classified as “O” at Gables Farm, Hall Road, £325,000 for the semi-detached Hope Cottage on Clarkes Lane, £385,000 for the detached Grange Farm House on Hall Road, and £970,000 for the detached Crake Hall on Clarkes Lane. The current £1,000,000 asking price sits just above that top completed sale, suggesting continuity at the upper end of what the village has historically achieved for its larger detached homes, rather than a sudden jump in pricing expectation.
Barsham currently sits at the buyers’ end of the spectrum, reflected in its Extreme Buyers’ Market classification. With one property actively for sale and zero sales agreed, the SSTC rate of 0.0% means there is, at present, no evidence within the live data of demand converting into agreed transactions. For a prospective buyer, this means the one listing in the village carries no competing interest that we can currently measure. For the seller of that property, it means the asking price of £1,000,000 has not yet been tested against an offer, and the usual reassurance of recent comparable agreed sales within the current market cycle is simply not available.
Momentum in Barsham, at the time of this report, is best described as dormant rather than either accelerating or cooling. A single listing, 18 days into its marketing period, with no SSTC recorded, does not yet constitute a trend in either direction. The 0.0% SSTC rate tells us that nothing has moved from listed to agreed within the current data set, which is the clearest momentum signal available: at present, there is none to report. This should not be read as stagnation over a long period, simply as an accurate reflection of a village where new instructions are infrequent and the current cycle has not yet produced a result.
The negotiating position in Barsham currently favours the buyer of the one available property, and markedly so. With 0.0% of listings reaching SSTC and no competing stock in the village to create urgency, a buyer considering this £1,000,000 property is not operating against a deadline created by other interested parties. The seller, for their part, has no recent comparable agreed sale in the current cycle to point to as evidence that the price is being tested successfully elsewhere in the village, which puts the onus on the Land Registry history, rather than live competition, to justify the figure.
We have handled enough transactions in and around Barsham to know that a market reading like this one, a single property, no agreed sales, tells you more about the rhythm of the village than it does about any weakness in demand. Barsham simply does not produce a steady flow of instructions. Properties here are often held within families for a generation or more, and when one does come to market, it tends to be a significant house rather than a routine resale. What we bring to a village like this is patience and a genuine familiarity with what has actually sold here, not just what is listed, so that both buyers and sellers can have a grounded conversation about value rather than guessing against thin air.
The figures for Barsham require careful reading because the average price of £1,000,000 is, at present, the price of a single property rather than a statistical average across a meaningful sample. That is worth stating plainly: with only one listing, the “average” and the “range” are identical, both sitting at £1,000,000. Set against the Suffolk county average of £806,841, this single listing commands a premium of £193,159, or 23.9%. Against the village’s own Land Registry record, the figure is also notably higher than three of the four most recent completed sales, and only modestly above the £970,000 achieved for Crake Hall in March 2023, the sole comparable detached sale at this level. This suggests the current listing is pricing itself at or just above the recent ceiling for Barsham, rather than in the middle of the market.
Buying in Barsham at present means engaging with a very specific situation: there is one property for sale, and your decision will be made against that single option rather than a shortlist. This is not unusual for the village, which rarely has more than a handful of instructions live at any one time. What a serious buyer should do is look past the asking price in isolation and weigh it against what has actually completed in Barsham in recent years, from the £325,000 paid for Hope Cottage to the £970,000 paid for Crake Hall, both informative markers for understanding where £1,000,000 sits in the village’s own pricing history. Expect a process that moves at its own pace rather than one shaped by competing bidders, since the current data shows no other active buyers in the queue.
Our view on Barsham has not changed because of one quiet listing count. It is a village that has always traded in small numbers and significant houses, and a snapshot showing a single property for sale is consistent with that pattern rather than a departure from it. What matters more than the headline count is whether a given property is priced with reference to what has genuinely sold in the village, and on that measure the current £1,000,000 listing sits credibly close to the £970,000 achieved for Crake Hall. We would rather advise a buyer or seller honestly on a market with one listing than dress it up as something busier than it is.
For an investor looking at Barsham, the headline average price of £1,000,000 sits £193,159 above the Suffolk county average of £806,841, a premium of 23.9%, though this figure currently reflects a single listing rather than a broad sample. The average days on market of 18 is markedly shorter than the Suffolk average of 366 days, though again this is drawn from one property still within its first weeks of marketing rather than a track record of quick sales. The more reliable guide for an investor is the Land Registry history: four completed sales between 2023 and 2025 ranging from £130,000 to £970,000, with two detached sales, one semi-detached, and one classified as “O”, indicating a village capable of producing a genuine spread of property types and price points over time, even when the live market is unusually quiet.
Barsham’s live market currently offers no breakdown by property type, since there is only one listing. The more informative picture comes from the four completed Land Registry sales: two detached properties, Crake Hall at £970,000 and Grange Farm House at £385,000, one semi-detached property, Hope Cottage, at £325,000, and one sale classified as “O” at Gables Farm for £130,000. This pattern, consistent with many small Suffolk villages, shows detached houses commanding the highest prices while other classifications and smaller properties sit considerably lower, a spread of more than £800,000 across just four transactions.
At the time of this report, Barsham has exactly one property actively for sale, priced at £1,000,000. It has not yet reached sold subject to contract, giving the village an SSTC rate of 0.0%, and it has been on the market for 18 days. There is no price range to report beyond this single figure, and no second listing currently available in the village against which to compare it.
Recent completed Land Registry transactions for Barsham, distinct from the listing currently on the market, show the following: Gables Farm, Hall Road sold for £130,000 (classified “O”) on 7 March 2025. Hope Cottage, Clarkes Lane, a semi-detached property, sold for £325,000 on 21 March 2023. Crake Hall, Clarkes Lane, a detached property, sold for £970,000 on 2 March 2023. Grange Farm House, Hall Road, a detached property, sold for £385,000 on 3 February 2023. These four sales form the complete Land Registry record available for Barsham and give a genuine, completed-transaction view of value in the village, in contrast to the single property currently listed but not yet sold.
Barsham’s average price of £1,000,000, currently representing its single live listing, stands £193,159 above the Suffolk county average of £806,841, a premium of 23.9%. Its average days on market of 18 is 348 days fewer than the Suffolk average of 366 days, though this comparison should be read with the caveat that Barsham’s figure is based on one property still early in its marketing period, while the Suffolk average is drawn from a much larger sample across 254 other areas.
Barsham’s nearest comparable areas sit at markedly different price points. Beccles, the closest market town, averages £1,250,000, a full £250,000 above Barsham’s current figure, with an SSTC rate of 0.0%, matching Barsham’s own lack of agreed sales at present. Ringsfield averages £1,095,000, £95,000 above Barsham, but with an SSTC rate of 20.0%, showing considerably more conversion of listings into agreed sales than Barsham currently demonstrates. Gillingham sits at the other end of the scale, averaging £364,500, some £635,500 below Barsham, also with a 20.0% SSTC rate. Across all three neighbours, Barsham is the only one currently showing no agreed sales at all, a function of having just one listing to measure rather than necessarily weaker demand.
Barsham is a small, quiet parish in the Waveney Valley, close to the Norfolk border and a short drive from Beccles. It is best known locally for its round tower church, St John the Baptist, one of the distinctive thatched round towers that mark this part of Suffolk, and for the low-lying river meadows and farmland that surround the village rather than any cluster of shops or services. Life here is genuinely rural: residents rely on Beccles for day to day amenities, schools and a railway connection, and choose Barsham itself for the privacy, the land, and the particular quality of the Waveney Valley landscape. It suits a buyer who wants genuine countryside rather than a village with a high street feel.
Selling a home in Barsham right now means doing so in a village with no other active competition, which is both an advantage and a responsibility. There is no second listing to set a buyer’s expectations, which means your own pricing needs to be justified almost entirely by reference to completed sales, particularly the £970,000 achieved for Crake Hall and the other three Land Registry transactions on record. With an SSTC rate of 0.0% currently, there is also no recent agreed sale in the live cycle to point to as reassurance, so presentation and an honest, well-evidenced valuation matter more than usual in building buyer confidence.
A village with one live listing and a handful of historic sales is not a market that rewards a volume-driven approach to agency. We know the Land Registry history for Barsham in detail, including what Crake Hall, Grange Farm House, Hope Cottage, and Gables Farm each achieved on completion, and we bring that specific knowledge to bear when advising on a new instruction, rather than applying a generic template built for a busier market. For a village this quiet, that depth of local record is the difference between a credible asking price and a guess.
The Ivybridge Collection covers Barsham as part of our wider Waveney Valley coverage, alongside Beccles, Ringsfield, and Gillingham. We do not treat a village like Barsham as an afterthought to busier markets nearby; our familiarity with its Land Registry history and its particular pattern of infrequent, significant instructions is built from direct, ongoing work in the area, not a database lookup.
If you are considering selling in Barsham while the market shows just one competing listing, the sensible approach is to price with direct reference to the Land Registry record rather than to any live comparable, since none exists at the moment beyond the single current listing. Pay particular attention to the £970,000 achieved for Crake Hall in March 2023, the closest genuine comparator to a £1,000,000 asking price, and be prepared to evidence your figure clearly to a buyer who will have no second listing against which to benchmark it. For buyers, the advice is the reverse: use the 0.0% SSTC rate and the absence of competing stock to negotiate on terms and timescale rather than assuming urgency that the current data does not support.
This Barsham property market report is produced by The Ivybridge Collection using data current to 27 September 2026. Live listing figures, the single current price, the 0.0% SSTC rate and the 18 day average days on market, are drawn from active portal listings at the time of the snapshot. Completed sale prices are drawn from Land Registry records for Barsham, and county-level comparisons are drawn from our coverage of 254 other areas across Suffolk.
If you own a property in Barsham and want a clear, evidence-based view of what it might achieve, particularly in a village where live comparables are this scarce, we can help. Our Private Property Brief draws on the full Land Registry history for Barsham alongside the current live listing, giving you a grounded figure rather than a guess. Get in touch to arrange a valuation conversation with an agent who already knows the village’s recent sales in detail.
For a wider view of this part of the Waveney Valley, our market reports for Beccles, Ringsfield, and Gillingham each apply the same Land Registry based analysis to their own local conditions, giving a fuller picture of how Barsham’s single current listing sits within its immediate surroundings.
