Updated July 2026
Why do 26 properties sit on the market for an average of 273 days while 58% of agreed sales move forward with quiet confidence? At the time of this report, Belaugh presents a fascinating study in market duality.
The headline average asking price sits firmly at £511,000, commanding a striking 24.7% premium over the wider district. At first glance that might sound ambitious, but the numbers reveal an affluent micro-market where exceptional architecture and riverside positioning consistently defy broader economic headwinds.
Detached properties anchor this upper quartile demand, averaging £611,786 for current asking prices against a backdrop of 20 recorded sales over the past twelve months. What this actually tells us is that while inventory levels create a headline figure of 25 months of inventory, properties meeting strict lifestyle and presentation criteria face remarkably little friction.
One of the most reliable ways to assess the market is by looking at the percentage of homes marked as “Sold STC” or “Under Offer” compared with the total number of properties on the market.
With 26 properties available and 15 under offer, With 58% of properties under offer, the market favours sellers. Competition among buyers is evident.
At current sales rates, there is approximately 25 months of inventory, above the 6-month threshold of a balanced market.
Prices are moving upward with +8% growth over the past year. Seller confidence is increasing.
With 58% of properties under offer, buyers face competition. Quick, well-positioned offers are more likely to succeed.
Observing Belaugh from the vantage point of the local property landscape reveals a distinct rhythm dictated by the serpentine curves of the River Bure. Properties here rarely change hands in volume – only 20 sales completed over the last year – because owners secure a rare lifestyle that rewards long-term tenure.The strategic reality for anyone transacting in this micro-market is that traditional marketing playbooks fall flat against discerning buyers. Understanding the subtle nuances between a riverside retreat and a period cottage on the village lanes separates a protracted campaign from a seamless transition.
Many people assume a market labelled as a strong buyers’ market means heavy discounting is standard practice across the board. The interesting thing is that despite a 25-month inventory backlog, homes in Belaugh achieve an impressive 58% SSTC rate, proving that motivated buyers are actively committing when expectations align.
Beneath the surface, historical Land Registry figures show a 5-year average of £440,214 across 562 transactions, yet recent upper-tier completions reaching £840,000 demonstrate a clear bifurcation in value. The numbers suggest that while standard or dated stock requires patient positioning, premier properties command fierce attention from buyers seeking architectural character.
Securing a foothold in Belaugh requires looking past high days-on-market figures and recognising where genuine vendor motivation lies. With 26 properties currently available, buyers hold substantial leverage on lingering stock, yet premier detached homes commanding over £600,000 continue to move swiftly.
Life here moves to the gentle cadence of boating enthusiasts, narrow country lanes, and the striking medieval architecture of St Peter’s Church overlooking the water. Buyers evaluating this parish are trading urban urgency for historic serenity, making thorough structural due diligence and swift financial positioning essential prerequisites.
Belaugh occupies an enviable yet complex position where lofty asking averages of £511,000 intersect with a 25-month inventory overhang. The risk for sellers is overestimating demand based on historical peaks, while the opportunity for discerning buyers lies in negotiating terms on properties that have tested the upper limits too early.
Our strategic recommendation for anyone navigating this landscape is simple: price with unyielding accuracy from day one rather than testing the ceiling. The market rewards realism with decisive transactions, leaving overpriced properties stranded in prolonged listing cycles.
Rental data will be added as it becomes available. Contact us for a full investment assessment of a specific property.
A snapshot of 20 residential properties currently listed in Belaugh, sorted by price.
| Date | Address | Price | Type |
|---|---|---|---|
| 2025-05-16 | Waters Edge, Hall Road, Barton Turf, NR12 8AR | £840,000 | Detached House |
| 2025-08-05 | 1, King Street, Neatishead, NR12 8BW | £176,500 | Semi-Detached House |
| 2025-03-07 | Holly Grove Farm, The Rowans, School Road, Ne | £620,000 | Detached House |
| 2025-11-28 | Hayloft Barn, School Road, Neatishead, NR12 8 | £840,000 | |
| 2025-02-28 | Allensby, School Road, Neatishead, NR12 8XW | £310,000 | Detached House |
| 2025-03-24 | Wildhaven, Threehammer Common, Neatishead, NR | £450,000 | Detached House |
| 2025-11-03 | The Beeches, Pennygate, Barton Turf, NR12 8BQ | £480,000 | Detached House |
| 2025-07-25 | Bylanes, Pennygate, Barton Turf, NR12 8BG | £354,600 | Detached House |
| 2024-12-16 | Two Chimneys, Pennygate, Barton Turf, NR12 8B | £555,000 | Detached House |
| 2025-12-12 | The Paddock, Hall Road, Neatishead, NR12 8XX | £700,000 | Detached House |
| 2025-05-30 | 8, Chapel Terrace, Smallburgh, NR12 9LZ | £265,000 | Semi-Detached House |
| 2025-03-27 | Halcyon, Low Street, Smallburgh, NR12 9LR | £625,000 | Detached House |
| 2025-08-22 | 5, Broadwater Way, Horning, NR12 8PD | £425,000 | Detached House |
| 2026-03-31 | 19, Broadwater Way, Horning, NR12 8LG | £250,000 | Detached House |
| 2025-04-23 | 15, Mill Hill, Horning, NR12 8LQ | £103,500 | Semi-Detached House |
| Area | Avg Price | Growth 1Y |
|---|---|---|
| Belaugh | £511,000 | +8% |
| District average | £353,040 | – |
| Norfolk county average | £313,314 | – |
Belaugh commands a 24.7% premium over the wider district average, reflecting its desirability.
| Area | Avg Price | SSTC % | Days on Market | Market |
|---|---|---|---|---|
| Belaugh | £511,000 | 58% | 273 | Strong Buyers’ Market |
| Hoveton | £322,000 | 11.8% | 608 | Strong Buyers’ Market |
| Coltishall | £358,000 | 25% | 761 | Strong Buyers’ Market |
| Wroxham | £488,000 | 20% | 507 | Strong Buyers’ Market |
| Horstead | £350,500 | 10% | 608 | Strong Buyers’ Market |
| Salhouse | £403,500 | 30% | 277 | Balanced Market |
| Scottow | £444,500 | 10% | 277 | Strong Buyers’ Market |
Rising gently from the water meadows of the River Bure, Belaugh presents a striking architectural tapestry of flint cottages, Georgian frontages, and historic watermills. Life unfolds along quiet, tree-lined lanes where modern development has made little impression on the enduring historic fabric.
Connectivity to Norwich and the wider Norfolk road network remains delightfully unobtrusive, offering swift access to city amenities while maintaining total rural seclusion. Residents enjoy an enviable blend of pastoral tranquility and proximity to neighboring hubs like Coltishall and Wroxham without sacrificing their privacy.
Bringing a property to market in Belaugh requires confronting a demanding reality – an average marketing timeline of 273 days means poorly positioned houses risk becoming stale. However, with a robust 58% SSTC rate among active listings, vendors who present immaculate finishings capture buyer attention immediately.
Pricing strategy must reflect the upper quartile expectations of those spending upwards of £600,000 for detached homes. Setting the right figure from launch harnesses the momentum of a 5-year growth trajectory that saw values rise 23%, transforming potential friction into competitive interest.
Selecting representation for a property in Belaugh demands looking far beyond high-street window displays and generic portals. Effective marketing in this specialized micro-market relies on targeted editorial reach, exceptional architectural photography, and genuine local fluency.
The right partner must understand how to position a £511,000 average-priced home to attract affluent buyers who value discretion and rigorous market intelligence. True expertise means having the courage to advise on realistic pricing rather than simply agreeing to inflated figures to secure an instruction.
At the time of this report, Belaugh operates as a strong buyers’ market with 25 months of inventory and 26 properties currently available. However, an impressive 58% SSTC rate proves that realistically priced properties attract swift commitment. Buyers have leverage on lingering stock, but competition remains fierce for upper-quartile homes.
The average asking price in Belaugh sits at £511,000, commanding a significant 24.7% premium over the wider district. Detached homes average £611,786 for asking prices, while historical Land Registry figures show a broader 5-year average of £440,214 across all property types.
Living here offers an exceptional blend of riverside tranquility, historic architecture, and rural seclusion just moments from the Norfolk Broads. Residents enjoy a peaceful parish rhythm paired with convenient access to nearby amenities in Coltishall and Norwich.
The architectural landscape is dominated by detached houses averaging £611,786 in asking prices, alongside character semi-detached properties and period cottages. Historical transactions show detached homes forming the vast majority of sales, reflecting the spacious nature of the parish.
Recent metrics show a 1-year asking price growth of 8% and a 5-year growth of 23%, reflecting long-term resilience despite broader market fluctuations. While historical Land Registry completions indicate past adjustments, current asking figures demonstrate renewed upward momentum for quality stock.
Properties take an average of 273 days to sell, reflecting a deliberate, unhurried market where affluent buyers take their time. Despite this extended timeframe, a 58% SSTC rate demonstrates that well-presented homes achieve successful sales agreements when correctly priced.
Purchasers are drawn to the exceptional riverside setting, stunning period architecture, and the peaceful, low-density character of the village. The combination of rural privacy and proximity to the Broads makes this parish a prime destination for lifestyle relocators.
While maintaining a deeply rural atmosphere, the village offers accessible road links to Norwich and surrounding employment hubs via neighboring routes. Commuters gain the benefit of tranquil evening retreats without sacrificing connection to major regional centers.
Belaugh commands a £511,000 average asking price, outperforming neighbors like Hoveton at £322,000 and Coltishall at £358,000. This 24.7% district premium reflects the exceptional desirability and exclusivity of its specific riverside micro-location.
Establishing an accurate property valuation requires examining both recent upper-tier sold prices – such as detached completions reaching £840,000 – and current local inventory levels. A bespoke appraisal by a specialist advisor ensures pricing accounts for architectural merit and micro-market nuances.
The parish attracts a discerning mix of established families seeking spacious detached homes averaging £611,786 and retirees looking for peaceful architectural character. The tranquil environment and strong community identity appeal strongly to those prioritizing lifestyle and long-term tenure.
Long-term capital growth stands at 23% over five years, supported by a 24.7% premium over the wider district. While 25 months of inventory requires patient positioning, premier properties continue to demonstrate robust capital preservation and appeal.
This Belaugh property market report is compiled using data from the Land Registry, PropertyData, ONS Census data and local market intelligence. It is updated monthly to reflect the latest market conditions.
Data sources: HM Land Registry Price Paid Data (open data), PropertyData.co.uk market analytics, ONS Census 2021, local on-market tracking.
Report generated: July 2026. The Ivybridge Collection. Market intelligence supplied by Property Market Data.
The Ivybridge Collection provides premium property services across Norfolk and Suffolk. For a detailed, personalised assessment of your property in Belaugh, contact our team.
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