Beeston Regis sits on the northern edge of Norfolk, where the land climbs toward the coast and the property market reflects a character all of its own. As of August 2026, the average asking price stands at £445,500, a figure that places this village meaningfully above both the Norfolk county average and several of its immediate neighbours. Yet the headline price tells only part of the story.
With 72 properties currently listed and 24 of those already sold subject to contract, a third of the total market is under offer at any given moment. That 33% SSTC rate demonstrates that buyer appetite remains active, even if the market is moving at a measured pace rather than a frantic one. The 48 properties still actively available give buyers genuine choice, and the average of 172 days on market suggests that well-priced homes do find buyers, though the process requires patience from vendors.
The Land Registry record confirms that completed sales in Beeston Regis can reach well into seven figures. The September 2025 sale of 5 Hall Farm Barns at £1,150,000 underlines that the upper end of this market is real and active. The village’s price range, from £150,000 to £1,675,000, is among the widest of any comparable coastal settlement in North Norfolk, reflecting a genuine mix of property types and buyer profiles rather than a uniform market.
Snapshot date: 1 August 2026
Average asking price: £445,500
Price range: £150,000 to £1,675,000
Total properties listed: 72
Sold subject to contract (SSTC): 24
Actively for sale (not yet SSTC): 48
SSTC rate: 33.0%
Average days on market: 172 days
Months of inventory at current sales rate: 14.3 months
Property type mix (from 20 comparable listings):
Detached house: 60% (12 properties)
Semi-detached house: 20% (4 properties)
Flat: 15% (3 properties)
Terraced house: 5% (1 property)
County context:
Norfolk average price: £378,118
Norfolk average days on market: 392 days
Beeston Regis price premium over Norfolk average: £67,382 (17.8%)
Beeston Regis days on market: 220 fewer days than the Norfolk county average
Three patterns stand out when examining the current Beeston Regis data. First, the SSTC rate of 33% confirms that motivated buyers are present and transacting, even within a market that carries 14.3 months of inventory. One in three listed properties has found a buyer, which is a meaningful level of absorption for a village of this scale.
Second, the 172-day average time on market reflects a deliberate, considered buying process. Purchasers in this price bracket, where the average is £445,500, typically conduct careful due diligence before committing, and the data is consistent with that behaviour. Properties that are correctly positioned for the market are selling; those that are not are contributing to a longer tail of active stock.
Third, the price range of £150,000 to £1,675,000 signals that Beeston Regis is not a single-tier market. The upper price point is driven by substantial detached homes close to the coast, while the lower end reflects smaller flats. This breadth means that price trends at the average level can mask very different dynamics at each end of the spectrum, and buyers or sellers should look at comparable property types specifically rather than relying solely on the headline average.
With 14.3 months of inventory and an average of 172 days on market, Beeston Regis is currently a buyers’ market. Supply comfortably exceeds the pace at which properties are being absorbed, and the 48 homes actively available give purchasers a real range of options to compare before committing.
That said, the 33% SSTC rate provides an important qualification. A third of listed stock is under offer, which means competition does exist for properties that are well-presented, accurately priced, and in genuinely attractive locations. The market is not so slack that buyers can be entirely passive; homes that stand out within this stock are attracting offers.
In practical terms, conditions currently favour buyers more than sellers, but the gap is not extreme. Vendors who price with reference to actual comparable evidence and present their homes thoughtfully remain capable of achieving sales within a reasonable timeframe. Those who overprice relative to the available stock face the risk of joining the longer-term listings that are pushing the average days-on-market figure upward.
The Beeston Regis market is best described as stable with a cautious undercurrent. The 33% SSTC rate shows that transaction activity is ticking over, but the 14.3 months of inventory and 172-day average time on market indicate that the market is not accelerating. Properties are selling, but the pace is measured.
The Land Registry record provides useful context on momentum at the upper end. The sale of 5 Hall Farm Barns at £1,150,000 in September 2025 confirms that premium coastal property in Beeston Regis continues to command strong completed prices when the right buyer is found. Earlier completed sales at £795,000 and £485,000 on Cromer Road point to a market that has been active across a wide price band over the past two to three years.
Nothing in the current data suggests a sharp correction is in progress. Equally, the high months-of-inventory figure indicates that upward price pressure is limited. The realistic outlook for the near term is a continuation of the present conditions: selective buyer activity, longer selling timelines than sellers might prefer, and prices that hold at or near current levels for homes that are properly prepared for market.
Buyers in Beeston Regis currently hold a reasonable negotiating position, supported by the availability of 48 actively listed properties and a market where the average home takes 172 days to sell. With meaningful choice available, a buyer who has done their research and can move quickly is in a stronger position than the headline average price alone might suggest.
However, negotiating leverage is not uniform across the stock. Properties that have been on the market well beyond the 172-day average, including some of the specific listings currently visible at 338 days, 361 days, and 447 days respectively, represent cases where vendors may have greater flexibility on price. A property listed for 31 days, by contrast, is likely to have a vendor who is less motivated to discount.
Sellers achieve the best outcomes by pricing in line with recently completed Land Registry evidence rather than aspirational asking prices. The confirmed sales in Beeston Regis, ranging from £485,000 to £1,150,000, demonstrate that the market does transact at strong prices when a property is correctly positioned. Offers below asking price are a normal part of the current market, and buyers should not be deterred from making considered bids where the price history and days-on-market data support it. At the same time, buyers should not assume that every property is materially overpriced relative to completed evidence, particularly at the upper end where recent transactions have been robust.
Beeston Regis is a place where the right marketing approach matters more than sheer volume of listings. We have seen, over the years, that coastal Norfolk villages of this character attract a specific type of buyer: typically someone relocating from a city, often with a clear picture of what they want but limited familiarity with the nuances between individual settlements along this stretch of coast.
The difference between a sale at £450,000 and one at £795,000 in Beeston Regis is rarely just square footage. It is position, outlook, access to the cliff path, the quality of agricultural land or mature garden, the architectural character of the building itself. These are factors that a national portal listing will not communicate on its own, and they require a marketing approach that explains the specific merits of each property to the right audience.
Our experience in this part of North Norfolk tells us that buyers who come to Beeston Regis are often comparing it with West Runton and Sheringham simultaneously. Understanding how those markets relate to each other, and what Beeston Regis specifically offers that its neighbours do not, is the foundation of effective advice here. We bring that comparative knowledge to every instruction we take on in this village.
A 33% SSTC rate alongside 14.3 months of inventory might appear contradictory at first glance, but the two figures are measuring different things. The SSTC rate reflects the proportion of listed properties that have found a buyer at any given moment in time; the months-of-inventory figure reflects how long it would take to clear all current stock at the prevailing sales rate. Both can be true simultaneously in a market where a meaningful minority of homes sells relatively promptly while a long tail of others remains unsold for extended periods.
The current listing data illustrates this dynamic precisely. One property in the comparable sample has been on the market for just 31 days, suggesting strong initial interest at the right price. Others have been listed for 338, 361, and 447 days respectively, pulling the average time upward and inflating the months-of-inventory figure. The market is not uniformly slow; it is selectively active.
The price range of £150,000 to £1,675,000 also means that the average of £445,500 requires careful interpretation. Flats at the lower end and large detached homes at the upper end operate in effectively different sub-markets, and buyers or sellers at either extreme should weight comparable evidence accordingly. The 60% dominance of detached houses in the current listing mix means that property type is the single most important filter when assessing like-for-like value in Beeston Regis.
Buying in Beeston Regis rewards preparation more than speed. With 48 properties actively available and an average of 172 days on market, there is no need to rush a decision out of fear that stock will disappear overnight. Take the time to view a range of properties, understand the difference between the various pockets of the village, and think carefully about what you are actually paying for at each price point.
Coastal position matters enormously here. Properties with views toward the sea or direct access to the cliff path command a significant premium over those set back from the coast, even at comparable sizes and condition. It is worth walking the ground yourself rather than relying on photography to understand exactly what any given property’s relationship with the landscape is.
Conveyancing in coastal Norfolk can involve considerations that do not arise in urban markets: cliff erosion assessments, agricultural covenants on larger plots, and the implications of listed building status for older flint properties. We recommend instructing a solicitor with direct experience of North Norfolk coastal transactions before making an offer, as these matters can affect both the timeline and the terms of a purchase. Mortgage lenders also occasionally apply specific conditions to coastal properties, and it is advisable to discuss this with an independent broker at an early stage.
Beeston Regis occupies a particular niche within North Norfolk’s coastal property market. It is quieter and less tourist-facing than Sheringham, more accessible than some of the more remote heathland villages, and benefits from proximity to the North Norfolk Railway and the coast path without being dominated by either. For buyers who want the genuine village character of coastal Norfolk without the footfall of a busy resort town, it represents a considered choice.
The market data as of August 2026 reflects a village where quality properties at the right price do sell, but where the overall conditions give buyers time to make a considered decision. The 14.3 months of inventory is high by any measure, and buyers should treat it as the structural context it is: there is real choice here, and vendors who understand that are the ones achieving sales.
For the right buyer, the Land Registry evidence of a £1,150,000 completed sale in 2025 is not a ceiling but a confirmation that the premium end of this market is genuine. Equally, completed sales at £485,000 and £795,000 on Cromer Road within the past two to three years confirm that mid-range and upper-mid transactions are happening at prices that reflect the village’s inherent quality. Our considered view is that Beeston Regis remains a market where patient, well-advised buyers and realistic, well-supported vendors continue to find each other.
For an investor assessing Beeston Regis as of August 2026, the key figures are as follows. Average asking price: £445,500. SSTC rate: 33%. Average days on market: 172. Months of inventory: 14.3. Price range: £150,000 to £1,675,000.
The months-of-inventory figure of 14.3 indicates that this is not a market where properties turn over rapidly, which is a relevant consideration for any investor who needs to exit within a defined timeframe. However, the completed Land Registry record shows that Beeston Regis does transact at significant prices: £1,150,000 for a detached home in September 2025, £795,000 for a terraced cottage in early 2024, and £485,000 for a comparable property in late 2023. The upper end of this market has demonstrated real depth.
The flat sub-market, currently represented by listings at £169,950 and £210,000, and the village’s coastal draw suggest potential for short-term holiday letting, though investors should verify local planning conditions and any applicable restrictions before proceeding. Detached houses, which make up 60% of current listings, represent the dominant property type and are likely to remain the most liquid stock at exit. Rental data for Beeston Regis specifically is not included in this report; please contact The Ivybridge Collection directly for a tailored investment assessment.
Detached houses dominate the Beeston Regis market, accounting for 60% of the 20 comparable listings analysed, equivalent to 12 properties. This is the type most actively sought by the buyers the village tends to attract: families and second-home purchasers looking for space, privacy, and a genuine sense of place rather than a converted flat or terraced townhouse.
Semi-detached houses make up 20% of current listings (4 properties), offering a middle tier that can represent strong value relative to detached stock when the price gap is properly assessed. Flats account for 15% of listings (3 properties) and operate in a distinct sub-market, with the current comparable examples priced at £169,950 and £210,000 respectively, well below the village average and appealing to a different buyer profile.
Terraced houses are the rarest type in current listings at 5% (1 property), though the Land Registry record confirms that terraced cottages in Beeston Regis can achieve substantial prices: 3 Beeston Hall Cottage sold for £795,000 in February 2024, illustrating that the type label alone does not determine value here. Character, position, and condition matter more than the structural classification in a village where the housing stock ranges this widely.
The 60% weighting toward detached houses in the current market means that buyers seeking that type have the broadest range of options to compare, while those seeking flats or terraced homes will find the available choice more limited. Pricing expectations should be calibrated accordingly.
The following is a representative sample from the comparable listings currently active in the Beeston Regis area as of August 2026.
A three-bedroom detached house in West Runton, NR27 9QA is listed at £450,000 and has been on the market for 31 days, making it one of the more recently listed properties in the comparable set. A second three-bedroom detached on Cromer Road, West Runton, NR27 9QA is also listed at £450,000 but has been available for 338 days, a substantial contrast that illustrates how differently the same property type at the same price can perform depending on the specific offering.
At the upper end, a six-bedroom detached on Cromer Road, NR27 9AD is listed at £795,000 and has been on the market for 447 days. A five-bedroom semi-detached, also on Cromer Road, West Runton, NR27 9QA, is listed at £495,000 with 361 days on market. Both of these longer-listed properties sit at price points where the vendor may have scope for negotiation.
The flat market is currently represented by two properties on Runton House Close, West Runton. One two-bedroom flat is listed at £169,950 with 194 days on market; a second two-bedroom flat on the same road is listed at £210,000 with 505 days on market, the longest of any property in the current sample. Buyers considering the flat sub-market should note that this extended marketing period warrants careful inquiry into condition, service charges, and any outstanding factors affecting saleability.
The most recent completed sales recorded at HM Land Registry for Beeston Regis are as follows.
In September 2025, 5 Hall Farm Barns, Cromer Road sold for £1,150,000. This detached property represents the most recent confirmed transaction in the village and sets a clear reference point for the premium end of the Beeston Regis market.
In February 2024, 3 Beeston Hall Cottage, Cromer Road sold for £795,000. The property is classified as terraced, which is a useful reminder that traditional flint cottage style in Beeston Regis can command prices well above the village average regardless of structural type.
In September 2023, 2 Beeston Hall Cottage, Cromer Road sold for £485,000. This terraced property, adjacent to the 2024 sale, completed at a notably different price, reflecting the significant variation that can exist even within the same small development depending on size, specification, or the specific transaction terms agreed.
All three completed sales are drawn directly from Land Registry records. Buyers and vendors using these figures for comparable purposes should note that Land Registry data reflects the agreed sale price at the point of exchange and completion, not the original asking price, and should request full transaction details before drawing firm conclusions about market movement.
Beeston Regis currently sits 17.8% above the Norfolk county average on price. The village average of £445,500 compares with a Norfolk-wide average of £378,118, a premium of £67,382. For a coastal village with a genuine mix of character properties, that premium reflects the specific demand for North Norfolk coastal addresses rather than an anomalous spike in local asking prices.
The days-on-market comparison is equally notable. At 172 days, Beeston Regis properties are selling, on average, 220 days faster than the Norfolk county average of 392 days. This is a significant differential, and it challenges any assumption that slow sales in Beeston Regis are a purely local phenomenon. Across Norfolk as a whole, the average time to find a buyer is substantially longer than in this village, suggesting that Beeston Regis, despite its buyers’ market conditions, remains a more active local market than the county norm.
For buyers and sellers, this county comparison matters. A vendor frustrated by 172 days on market should understand that the same property in an average Norfolk location might expect to wait more than twice as long. Equally, buyers should recognise that the coastal premium built into Beeston Regis prices is supported by demand dynamics that consistently outperform the broader county picture.
Beeston Regis sits at an interesting point relative to its nearest neighbours, each of which offers a meaningfully different market profile.
West Runton carries a higher average price of £496,500, a premium of £51,000 over Beeston Regis, but a notably lower SSTC rate of just 10%. That gap in transaction activity is significant: West Runton has more expensive stock on average, but a smaller proportion of it is currently under offer. Buyers considering both villages should weigh whether the West Runton premium reflects a genuinely stronger market or simply higher asking prices against slower absorption.
Sheringham is considerably more affordable at an average of £303,500, representing a gap of £142,000 below Beeston Regis. Its SSTC rate of 20% places it between Beeston Regis and West Runton in terms of current transaction momentum. Sheringham offers a broader range of property types and a more urban character than the rural village feel of Beeston Regis.
Upper Sheringham averages £378,000, some £67,500 below Beeston Regis, with an SSTC rate of 30%, closely comparable to Beeston Regis’s 33%. This makes Upper Sheringham the closest comparator in terms of current market momentum, despite the meaningful price differential. Buyers who find Beeston Regis prices stretching their budget may find Upper Sheringham offers similar transactional conditions at a lower entry point.
Beeston Regis is a small, genuinely rural village set back slightly from the coast between Sheringham and West Runton. The Norfolk Coast Path runs close by, and access to the beach and the distinctive chalk and flint cliffs of this stretch of coast is within easy walking distance for most properties in the village. The landscape is agricultural in character, with open fields, hedgerows, and woodland punctuating the setting between individual properties and farm buildings.
The village itself is quiet and without a significant retail centre, which is precisely what many of its residents value. Sheringham, a mile or so to the west, provides everyday amenities including supermarkets, independent shops, a railway station on both the mainline Bittern Line and the North Norfolk Steam Railway, and a range of cafes, restaurants, and services. Cromer is similarly accessible to the east and offers a wider range of facilities including a hospital.
The housing stock in Beeston Regis reflects several centuries of building, from traditional flint and brick cottages through to substantial modern detached homes on larger plots. There are also converted agricultural buildings that are distinctive to this part of Norfolk, where farmstead conversions have created some of the most architecturally interesting properties in the area. The village does not have the tourist density of some coastal Norfolk settlements, and its relative quietness through the year is part of the reason it attracts buyers looking for a primary residence rather than a holiday base, though secondary home ownership is present here too.
Selling in Beeston Regis at the moment requires honest preparation and a clear-eyed approach to pricing. With 48 properties actively competing for buyers and an average of 172 days on market, vendors who pitch their asking price above what the comparable evidence supports will find themselves among the longer-listed properties rather than the ones achieving sales.
The current listing data shows the cost of overpricing clearly. Properties at 338, 361, and 505 days on market are visible in the comparable sample and represent real carrying costs for their vendors in terms of time, inconvenience, and the gradual erosion of buyer confidence that a long-listed property tends to accumulate. A price adjustment made six months in will rarely recover the momentum that a correctly priced launch creates from the outset.
Presentation matters in this market. Buyers comparing multiple properties across Beeston Regis and its immediate neighbours will remember the ones that were well-presented and easy to evaluate. Professional photography, accurate floor plans, and a description that explains the specific merits of the location rather than using generic coastal language all contribute to a faster sale. We recommend vendors obtain a detailed, evidence-based valuation and act on the advice given rather than testing the market at an optimistic level in the hope that the right buyer will materialise regardless of price.
Representing a property in Beeston Regis effectively means understanding a market that spans from flats at under £200,000 to substantial detached homes that have recently completed at over £1,000,000. Not every agency operating in North Norfolk has the range of experience or the marketing approach to present properties across that entire spectrum convincingly.
The Ivybridge Collection works across this part of coastal Norfolk with a specific focus on properties where quality of presentation and intelligent targeting of the right buyer audience makes a material difference to the outcome. In a market where 14.3 months of inventory means that buyers have real choice, the properties that stand out are the ones where the marketing has been done properly: where the photography captures the light and the setting, where the description speaks to what buyers in this specific price bracket are actually seeking, and where the pricing is grounded in genuine local comparable evidence.
We do not apply a generic approach to coastal Norfolk properties. Beeston Regis has its own character, its own buyer profile, and its own dynamics within the wider North Norfolk market, and we advise and market accordingly. If you are considering selling in this village, we would welcome the opportunity to provide a detailed, honest assessment of what your home is likely to achieve in the current market and the approach we would take to achieve it.
The Ivybridge Collection operates across Norfolk and Suffolk, with direct experience of the North Norfolk coastal market that includes Beeston Regis and its surrounding villages. We are not a distant operator applying generic national advice to a market we visit occasionally; our knowledge of this specific stretch of coast is built from direct experience of valuing, marketing, and selling properties in this area.
For vendors in Beeston Regis, we provide a detailed valuation grounded in local Land Registry data, current comparable listings, and our own assessment of how your property sits within the current competitive picture. For buyers, we can help you understand the differences between Beeston Regis and its immediate neighbours, and what the current market data means in practical terms for your offer strategy.
To discuss a property in Beeston Regis, whether you are considering selling, have a purchase you want to assess, or simply want an honest view of what the current market means for your plans, please contact us directly. We are happy to provide a no-obligation conversation before you commit to any course of action.
The most important piece of advice we give to vendors in Beeston Regis is to treat the initial asking price as a strategic decision rather than an opening position that can always be adjusted downward later. The data is clear: properties in the current comparable sample that have been listed for over 300 days are visible to every buyer searching in this area, and extended time on market creates its own narrative in the mind of a cautious buyer. A price reduction after six months rarely recovers the momentum of a correctly priced launch.
For buyers, the practical advice is to separate the asking price from the likely achieved price, and to use the available evidence, including completed Land Registry transactions, the days on market for each property you view, and the current months-of-inventory figure of 14.3, to form a view of where a fair offer sits. In a market with this level of supply, it is reasonable to make a considered offer below the asking price where the evidence supports it, but offers should be grounded in data rather than a general assumption that everything is negotiable by a fixed percentage.
Both buyers and sellers in Beeston Regis should instruct professionals with direct experience of this specific coastal market. Conveyancing, surveying, and mortgage advice for coastal Norfolk properties involves considerations that do not arise in standard residential transactions, and the difference between an experienced and an inexperienced professional in these roles can affect both the cost and the outcome of a transaction materially. We recommend taking specialist advice before proceeding with any significant property decision in this area.
This property market report for Beeston Regis is compiled using a combination of current listing data from major property portals, completed transaction records from HM Land Registry, and local market intelligence gathered through our own activity in this area. The snapshot date for this report is 1 August 2026.
Figures for average price, days on market, SSTC rate, and months of inventory are derived from analysis of current listings and recent sales data. The property type mix is drawn from 20 comparable listings. Land Registry sold prices cited in the recent sales section reflect confirmed completed transactions and are distinct from the SSTC or on-market listings discussed elsewhere in this report, which have not yet completed.
County average figures are drawn from analysis across 340 areas within Norfolk covered by our data. Neighbouring area comparisons use the same methodology and snapshot date. This report is intended to provide a reliable, evidence-based overview of the Beeston Regis market and should be read alongside professional advice specific to any individual property or transaction. We update our area reports regularly to reflect current conditions.
If you own a property in Beeston Regis and want to know what it is realistically worth in the current market, we can provide a detailed, evidence-based assessment that goes beyond a standard automated valuation. Our approach draws on the Land Registry completed sales data, the current competitive landscape of active listings, and our own direct experience of this part of North Norfolk to give you a genuinely useful picture of where your home sits and what a well-managed sale process might achieve.
Whether you are thinking about selling in the next few months, planning further ahead, or simply want to understand how the market data applies to your specific property, we are happy to talk. There is no obligation involved in an initial conversation, and we would rather you make an informed decision than an uninformed one. Contact The Ivybridge Collection to arrange a private property review at a time that suits you.
The Beeston Regis market does not exist in isolation. If you are comparing villages along this stretch of North Norfolk coast, or assessing where to buy or sell within a broader search area, the reports for the nearest neighbouring markets provide directly comparable data using the same methodology and the same snapshot date.
The West Runton property market report covers a village with a higher average price of £496,500 and a current SSTC rate of 10%, offering a useful contrast to Beeston Regis in both pricing and transactional momentum. The Sheringham property market report examines a more urban coastal market averaging £303,500 with a 20% SSTC rate, and the Upper Sheringham property market report covers the inland village above Sheringham, averaging £378,000 with a 30% SSTC rate that closely mirrors conditions in Beeston Regis itself. Reading all three alongside this report gives a rounded picture of how coastal North Norfolk is currently performing across different price points and settlement types.
