As at the snapshot date of 27 September 2026, Belaugh’s on-market stock is about as thin as it gets: a single property is currently listed, priced at £1,300,000, and it has not yet gone sold subject to contract. The SSTC rate across the village sits at 0.0%, with 0 properties under offer and 1 still actively marketed. That solitary listing has been on the market for an average of 19 days. With no completed agreements currently in the pipeline and only one home to measure, the market temperature reads as an Extreme Buyers’ Market, a signal that whatever demand exists has not yet converted into an accepted offer.
With only one property currently listed in Belaugh, this snapshot cannot responsibly describe a price trend in the way a larger sample would allow. What it can show is the relationship between today’s asking price and recently completed sales recorded with the Land Registry. The current listing is priced at £1,300,000, well above every completed sale logged for the village, the highest of which, Ninham House on Coltishall Road, reached £975,000 in August 2024. That gap of £325,000 between the current ask and the highest recorded completion is the single clearest signal in this data set, and it is the one buyers and sellers here should be watching rather than any short term momentum reading.
Belaugh currently sits firmly on the buyers’ side of the spectrum. A 0.0% SSTC rate means the one property on the market has not attracted an accepted offer, and with no competing bids recorded, there is no pricing tension pushing in the seller’s favour. This is not a market characterised by abundant choice, since there is only a single listing, but it is one where demand has not yet shown up to meet the asking price, which is the defining feature of an Extreme Buyers’ Market reading.
This report reflects a single point in time, 27 September 2026, and with just one active listing it offers limited scope to judge whether momentum is building or fading. The 19 day average on the market is considerably shorter than the 246 day average recorded across Norfolk as a whole, a difference of 227 days, though with only one listing behind that figure, it should be read as a description of this particular property’s current listing length rather than evidence of a fast moving village market.
Buyers currently hold the stronger hand in Belaugh. With the sole listing still unsold after 19 days and no SSTC activity to suggest competing interest, there is no urgency pressing in the seller’s favour. The scale of the gap between the £1,300,000 asking price and the highest Land Registry completion on record for the village, £975,000 for Ninham House in August 2024, gives a serious buyer solid grounds to open discussions well below asking and to justify that position with recent comparable evidence rather than guesswork.
We rarely see more than one or two homes on the market in Belaugh at any given time, and this snapshot is a clear example of that pattern. A village this small simply does not generate a steady flow of listings, so when a single property does come up, as it has now at £1,300,000, we find buyers and sellers alike need context from the completed sales record rather than relying on a handful of current asking prices to judge value. Our approach here has always been to pull in the Land Registry history for The Street, Hill Piece and Coltishall Road alongside whatever is live on the market, because that is where the real evidence of what Belaugh actually achieves lives.
The headline average price of £1,300,000 in Belaugh right now is, in practical terms, the price of one property, since there is currently only one active listing and nothing else to average against. That makes direct comparison with the Land Registry record particularly instructive. Five completed sales are recorded for the village going back to December 2022: two semi-detached houses on Hill Piece at £240,000 and £325,000, two detached houses on The Street at £390,000 and £436,000, and the standout sale, Ninham House on Coltishall Road, which reached £975,000 in August 2024. Against that spread, today’s £1,300,000 asking price would represent the highest transaction the village has recorded by some margin, a gap worth understanding before any offer is framed on either side.
Buying in Belaugh at present means engaging with a single property, so the usual exercise of comparing several live listings against each other simply is not available. What a buyer can do is lean on the completed sales history for the village itself, which shows a real range from £240,000 for a semi-detached home on Hill Piece up to £975,000 for Ninham House on Coltishall Road. We would encourage anyone viewing the current listing to ask directly how its price was set relative to that record, and to treat the 0.0% SSTC rate and 19 days on market as an invitation to negotiate rather than a reason to rush.
Our considered view is that the current £1,300,000 asking price in Belaugh needs to be tested carefully against what the village has actually delivered at completion. Nothing in the Land Registry record for Belaugh comes close to that figure, with the highest recorded sale, Ninham House, completing at £975,000 in 2024. That does not mean the current listing is wrongly priced, since it may reflect a different scale or specification of property, but it does mean we would want to see the supporting detail before advising a buyer to meet the asking figure, and we would say the same to any seller weighing up where to pitch a new instruction in the village.
For an investor, Belaugh currently offers a single entry point at £1,300,000, with no price range to speak of beyond that one figure and no SSTC activity to indicate how quickly it might transact. The more useful reference point is the completed sales record, which spans £240,000 to £975,000 across five transactions since December 2022, split three detached and two semi-detached. That history suggests the village’s proven price ceiling sits well below the current asking price, which is a material consideration for anyone underwriting a purchase on exit value rather than occupation.
The Land Registry record for Belaugh shows three detached sales and two semi-detached sales among its five completions. The detached properties span the widest range, from £390,000 and £436,000 on The Street up to £975,000 for Ninham House on Coltishall Road, while the two semi-detached sales on Hill Piece completed at £240,000 and £325,000. That pattern, detached stock commanding both the top and a wide middle of the market while semi-detached stock anchors the lower end, is consistent with what is typically found in villages with a mix of larger riverside or roadside houses alongside smaller terraced rows.
Belaugh has one property currently for sale, priced at £1,300,000, and it has not yet gone sold subject to contract. It has spent an average of 19 days on the market so far. With the price range for current stock running from £1,300,000 to £1,300,000, there is, for the moment, no choice at all for a buyer wanting to compare one listing against another within the village boundary itself, which is why any serious buyer here needs to be looking at the wider Bure valley stock as well.
Land Registry records show five completed sales for Belaugh in recent years. 2, The Street sold for £436,000 as a detached house on 24 April 2026. 11, The Street sold for £390,000, also detached, on 5 September 2025. Ninham House, 5 Coltishall Road sold for £975,000, detached, on 8 August 2024. 6, Hill Piece sold for £240,000, semi-detached, on 8 February 2024. 7, Hill Piece sold for £325,000, semi-detached, on 16 December 2022. These five transactions remain the most reliable record of what Belaugh actually delivers at completion, as distinct from the asking price of the one property currently on the market.
At £1,300,000, Belaugh’s current average price sits £442,381 above the Norfolk county average of £857,619, a premium of 51.6%. Its average days on market of 19 days is 227 days fewer than the Norfolk average of 246 days, though with only one listing informing that Belaugh figure, this should be read as the duration of a single property rather than a village wide pace of sale. The price premium is the more durable of the two comparisons, and it is consistent with the high value nature of the completed sales this village has historically produced, Ninham House’s £975,000 sale among them.
Among its nearest neighbours, Wroxham records an average price of £1,125,000, £175,000 below Belaugh’s current figure, with an SSTC rate of 0.0%, matching Belaugh’s own lack of agreed sales at present. Coltishall averages £995,000, £305,000 below Belaugh, but with an SSTC rate of 100.0%, suggesting considerably stronger buyer conversion there than either Belaugh or Wroxham are currently showing. Belaugh’s single listing therefore sits at the top of the local price table, but without the agreed sales activity that Coltishall is demonstrating.
Belaugh sits on a quiet loop of the River Bure, with its staithe and moorings forming the real centre of village life rather than any parade of shops, because there is none. St Peter’s Church, set back from the river on rising ground, is one of the few landmarks that gives the village its own identity separate from the water. Walkers and boaters pass through regularly, since the riverside path links Belaugh to both Coltishall and Wroxham without needing a car, and that connectivity by water and footpath matters more here than road access. There is no pub or shop within the village itself, so daily life leans on neighbouring villages for anything beyond the church and the river, which suits residents who have chosen Belaugh precisely for its quiet, rather than in spite of it.
Selling in Belaugh right now means doing so into a market with no other active competition, since there is only one property currently listed in the village. That sounds like an advantage, and in one sense it is, but the 0.0% SSTC rate on that listing is a reminder that scarcity alone does not guarantee a quick sale. A seller here needs to set their price against the completed Land Registry record for the village, which tops out at £975,000, rather than assume that being the only option on the market will carry an asking price that has not yet been tested by a real offer.
Choosing an agent for a Belaugh sale or purchase means choosing one who tracks the village’s genuinely thin data set properly rather than treating a single live listing as the whole picture. We follow Belaugh’s Land Registry history alongside the current listing and the activity in neighbouring Coltishall and Wroxham, because a village producing only one sale at a time needs that wider context to price and negotiate with confidence.
The Ivybridge Collection covers Belaugh as part of our established patch along the River Bure, and our presence here means tracking both the single live listing and the completed Land Registry history for the village, rather than relying on portal snapshots alone. As The Ivybridge Collection, we see Belaugh not in isolation but as one point along a stretch of river villages whose buyer pools and comparable evidence constantly overlap.
Our professional advice for a seller in Belaugh is straightforward: price against the completed sales record, not against aspiration. The highest confirmed completion in the village is £975,000 for Ninham House in August 2024, and any asking price set materially above that, as the current £1,300,000 listing is, should be backed by a clear explanation of what makes that property different, whether that is scale, condition, plot, or river frontage. For a buyer, our advice is to request the comparable evidence directly from the agent and to treat the 0.0% SSTC rate as confirmation that there is currently no competing pressure forcing a quick decision.
The figures in this report reflect a snapshot of the Belaugh property market taken on 27 September 2026, covering the one property currently for sale and its SSTC status, alongside separate Land Registry data on five completed sales recorded for the village since December 2022. Current listings and completed sales are shown separately throughout this report because they measure different things, asking prices on one hand and achieved prices on the other, and the two should not be read as interchangeable.
If you are considering a sale in Belaugh, or trying to judge whether the current £1,300,000 asking price reflects what the village has actually delivered at completion, we would welcome the chance to talk it through. A conversation with us, backed by the full Land Registry history as well as the live listing data, will give you a much clearer answer than guesswork alone. Get in touch for a valuation grounded in Belaugh’s real evidence.
For a fuller picture of how Belaugh’s single current listing sits against its neighbours, our Hoveton market report covers another of the villages closely tied to Belaugh’s buyer pool along the River Bure, while the Coltishall and Wroxham figures referenced above in this report are explored in full in their own dedicated market reports.
