At the snapshot date of 1 August 2026, Belaugh’s market comprises 34 properties currently for sale, of which 15 are sold subject to contract and 19 remain actively marketed. The average asking price across the village sits at £541,000, with individual asking prices spanning a wide £260,000 to £1,000,000, reflecting a mix of modest cottages and substantial detached houses.
The SSTC rate of +44.0% indicates that a meaningful share of stock is converting to agreed sales rather than sitting unsold. Average time on market runs to 133 days, and at the current rate of sales, the village holds 16.7 months of inventory. Taken together, these figures describe a market with genuine buyer choice but also real evidence of deals being struck.
Properties for sale: 34
Sold subject to contract (SSTC): 15
Actively for sale, not yet SSTC: 19
SSTC rate: +44.0%
Average price: £541,000
Price range: £260,000 to £1,000,000
Average days on market: 133 days
Months of inventory: 16.7 months
Property type mix (from 20 comparable listings): Detached House 80% (16), Semi-Detached House 15% (3), Terraced House 5% (1).
The clearest trend beneath Belaugh’s headline figures is the dominance of detached housing. The comparable listings sample shows detached houses make up 80% of stock, 16 of 20 properties, with semi-detached and terraced homes together accounting for the remaining fifth. This skew towards larger detached stock is a major reason the £541,000 average sits well above typical Norfolk pricing, and it means buyers specifically seeking a semi-detached or terraced home will find comparatively thin local choice.
A second trend is the wide variance in how quickly individual homes sell. Within the current comparable listings, days on market range from as little as 11 days to close to 500 days at broadly similar price points, which points to pricing precision and presentation driving outcomes far more than the overall state of the market.
Set against 16.7 months of inventory, these two patterns together suggest a market where supply is not scarce, but where accurately priced, well presented detached homes remain the properties most likely to convert quickly.
Belaugh’s current position sits between the two extremes of a tight sellers’ market and a stalled buyers’ market. The 16.7 months of inventory figure means there is considerably more stock available than is being absorbed each month, which typically favours buyers on price and terms.
Set against that, the +44.0% SSTC rate is notably stronger than both of the nearest comparison areas, Coltishall at +20.0% and Wroxham at +15.0%, suggesting that Belaugh’s better-positioned homes are still finding buyers with reasonable confidence. The overall picture is a market where buyers retain leverage on the numbers, but sellers with realistically priced, well-presented homes are not struggling to attract offers.
This report is a single snapshot, taken on 1 August 2026, so it cannot describe acceleration or slowdown over time without additional trend data. What the snapshot does show is a village where activity is real rather than dormant: 15 of 34 listed properties are already under offer, and the average listing is taking 133 days to reach that point.
Compared with the Norfolk county average of 392 days on market, Belaugh’s 133-day average suggests homes here are moving through the process considerably faster than typical stock across the wider county, even with 16.7 months of inventory still sitting unsold.
Buyers currently have room to negotiate. With 19 properties still actively for sale and 16.7 months of inventory outstanding, sellers are not operating from a position of scarcity, and asking prices ranging as high as £1,000,000 alongside entries as low as £260,000 point to a market where pricing discipline varies significantly by property.
That said, the +44.0% SSTC rate shows that well-priced homes are not languishing indefinitely. Buyers should expect that a credible, well-evidenced offer on a realistically priced property can still move relatively quickly, given the 133-day average time to agreement, while overpriced stock is likely to sit and may offer more scope for a firmer negotiating stance.
Belaugh rarely produces a large volume of its own on-market listings in any given month, which is why comparable data for the wider parish pocket, taking in Neatishead, Irstead and Barton Turf, matters so much when reading this village’s numbers properly. We watch that whole corridor along the River Bure, not just Belaugh’s own postcode, because buyers searching here are almost always cross-shopping those neighbouring lanes too.
What stands out in the current data is the spread: a four bedroom detached house on Irstead Road can sit for 11 days, while a similarly specified five bedroom home elsewhere on the same road has been on the market for close to 500 days. That is not a contradiction, it is a reminder that in this part of Norfolk, pricing accuracy and presentation matter far more than the address on the listing.
Looking beneath the headline average price of £541,000, the comparable listings sample shows just how wide the dispersion in this micro-market really is. Lavender Cottage on Hall Road, Barton Turf is a two bedroom detached house at £550,000, while a five bedroom detached house in Neatishead is asking £1,000,000, both technically in the same price bracket by average but worlds apart in size and buyer profile.
Days on market tell a similarly uneven story. The Irstead Road property at £475,000 has attracted interest in just 11 days, while another Irstead Road listing, also priced at £1,000,000, has sat for 498 days. This gap suggests that pricing precision, rather than the state of the market overall, is doing most of the work in determining how quickly an individual property sells. Against a backdrop of 16.7 months of inventory, that precision matters more than ever.
Buying in Belaugh means casting your net slightly wider than the village boundary itself, since much of the comparable stock buyers here actually view sits along Irstead Road, Hall Road in Barton Turf, and the lanes around Neatishead. With 19 properties currently actively for sale in the local dataset and prices ranging from £260,000 to £1,000,000, there is genuine choice across budgets.
Expect a process that can take time. The average of 133 days on market means vendors are not, on the whole, expecting instant sales, which gives buyers space to arrange surveys, mortgage offers and searches without excessive pressure. That said, the 44.0% SSTC rate shows that the better-priced homes do move, so buyers who find a property that fits should not assume it will still be available in a few weeks simply because the wider market has plenty of stock.
Our considered view is that Belaugh sits in a genuinely strong position relative to its immediate neighbours, but that strength needs careful reading rather than blanket optimism. At £541,000, the average asking price here is £37,500 higher than nearby Wroxham and £145,000 higher than Coltishall, and against the Norfolk county average of £377,835 that represents a 43.2% premium.
That premium is earned, in our experience, by the setting rather than by sheer weight of transactions, given how few properties genuinely change hands within Belaugh itself in any given period. Sellers should price to the specific property and its condition, not to the top of the village’s headline range, and buyers should recognise that the 16.7 months of inventory figure reflects a market with room to negotiate, not one without demand.
For an investor, Belaugh presents an average price point of £541,000 against a price range stretching from £260,000 to £1,000,000, meaning entry costs vary substantially depending on property type and size. The SSTC rate of +44.0% indicates a reasonably active conversion rate for stock that is correctly priced, while the 16.7 months of inventory figure signals that supply is not tight, which can support more patient, value-driven buying.
Average days on market of 133 days is considerably shorter than the Norfolk county average of 392 days, suggesting that correctly priced homes here reach an agreed sale markedly faster than the typical property across the wider county. No rental yield or rental demand data is available for Belaugh in this report, so any income-focused analysis would need to be built separately using local letting evidence.
The comparable listings sample of 20 properties is dominated by detached houses, which make up 80% of the mix (16 properties), with semi-detached houses at 15% (3 properties) and terraced houses at just 5% (1 property). This heavy skew towards detached stock helps explain why the average price of £541,000 sits well above the Norfolk county average.
Because terraced and semi-detached properties are so scarce in the current sample, they act as outliers rather than reliable benchmarks for pricing a typical home locally. Anyone valuing a semi-detached or terraced property in or around Belaugh should treat the average price figure with caution and lean more heavily on directly comparable evidence for that specific property type.
Among the current comparable listings, a four bedroom detached house on Hall Road, Irstead, NR12 8XP is priced at £550,000 and has already gone SSTC after 84 days. A five bedroom detached house on Irstead Road, Neatishead, NR12 8BJ, priced at £600,000, also reached SSTC, though only after a lengthy 292 days on the market.
Still actively for sale is a five bedroom detached house in Neatishead, NR12 8BJ, at £1,000,000 after 214 days, alongside another five bedroom detached house on Irstead Road, Neatishead, NR12 8BJ, also at £1,000,000, which has now been listed for 498 days. At the more affordable end, a four bedroom detached house on Irstead Road, Neatishead, Norwich NR12, NR12 8BJ is priced at £475,000 and has attracted interest within just 11 days, while Lavender Cottage on Hall Road, Barton Turf, Norfolk NR12, NR12 8AP, a two bedroom detached house, is on the market at £550,000 after 38 days.
Land Registry records for Belaugh itself show a modest number of completed sales in recent periods. 2, The Street sold for £436,000 on 24 April 2026, a detached house, while 11, The Street sold for £390,000 on 5 September 2025, also detached.
Further back, Ninham House, 5, Coltishall Road achieved a substantial £975,000 on 8 August 2024, reflecting the top end of the village’s detached housing stock. Two semi-detached sales on Hill Piece complete the recent record: 6, Hill Piece sold for £240,000 on 8 February 2024, and 7, Hill Piece sold for £325,000 on 16 December 2022. These are the only completed transactions on record for Belaugh specifically, distinct from the SSTC and on-market listings described elsewhere in this report, which have not yet completed.
Belaugh’s average price of £541,000 sits £163,165 above the Norfolk county average of £377,835, a premium of 43.2%. This gap reflects the dominance of detached housing stock in the area, along with its riverside setting within the Broads.
On timing, Belaugh also compares favourably. The average time on market here is 133 days, some 259 days fewer than the Norfolk county average of 392 days. In other words, while Belaugh commands considerably higher prices than the typical Norfolk area, properties here are also, on average, transacting markedly faster once listed.
Against its nearest neighbours, Belaugh commands the highest average price of the group at £541,000. Wroxham, with an average price of £503,500 and an SSTC rate of +15.0%, sits £37,500 below Belaugh, while Coltishall, averaging £396,000 with an SSTC rate of +20.0%, sits £145,000 lower still.
What is notable is that Belaugh’s SSTC rate of +44.0% is markedly higher than either neighbour, suggesting that despite carrying the highest average price of the three, demand for the right property in Belaugh is converting to agreed sales more readily than in Wroxham or Coltishall.
Belaugh is a small riverside village on a quiet bend of the River Bure, within the Norfolk Broads, and it has always felt more like a hamlet than a commercial centre. There is no high street to speak of, and that is very much the point: the village green, the parish church of St Peter, and the staithe down by the river are the focal points of daily life here, rather than shops or cafes.
The character of the housing reflects that setting, with a mix of period cottages, flint and brick detached houses, and the occasional grander riverside property, many with direct or near direct water access. For day to day amenities, residents typically travel the short distance into Wroxham or Coltishall, both of which have a more established range of shops, pubs and services, while Belaugh itself remains valued precisely for its quiet, low-key setting on the water.
Selling a home in Belaugh, or in the immediately comparable villages around it, means accepting that pricing accuracy matters more than almost anything else. The comparable listings evidence shows properties at similar price points selling in as little as 11 days or sitting for close to 500 days, and the difference between those outcomes is rarely the wider market, it is how the individual property was priced and presented from day one.
With average days on market at 133 days and 16.7 months of inventory currently on the books, sellers should expect a considered, rather than frantic, buying pool. The +44.0% SSTC rate shows that this considered pace still results in agreed sales at a healthy rate, provided the asking price reflects the property’s actual condition, size and setting rather than the top end of the village’s price range.
Selling or buying in Belaugh benefits from an agent who tracks the wider Bure valley pocket, not just the village itself, because so much of the genuinely comparable evidence sits just outside Belaugh’s own boundary, in Neatishead, Irstead and Barton Turf. Understanding how those listings price and perform is essential to advising accurately on a Belaugh property.
The Ivybridge Collection maintains that broader local view, combining Land Registry completed sales data with live comparable listings across the immediate area, so that valuations here are grounded in what is actually happening on the ground rather than a single village’s thin transaction history.
The Ivybridge Collection works across this stretch of the Norfolk Broads, covering Belaugh alongside the immediately surrounding villages that share its buyer pool and comparable stock. For anyone considering buying or selling a property here, a genuinely useful valuation needs to draw on that wider local picture, not just the handful of transactions that occur within Belaugh’s own small boundary.
You can find out more about our wider coverage and approach at The Ivybridge Collection, or get in touch directly for a conversation grounded in the current Belaugh data.
Our professional guidance for anyone selling in Belaugh is to price against genuinely comparable evidence, including sales in the immediately surrounding villages, rather than against the village’s own headline average of £541,000, which is skewed by a small number of high value detached properties. With 16.7 months of inventory currently sitting on the market, an overpriced listing risks joining the properties that have sat for hundreds of days rather than the ones converting within weeks.
For buyers, our advice is to have finances and mortgage arrangements in place before viewing, since the 44.0% SSTC rate shows that well-priced properties in this area do attract serious interest despite the longer average timeframes elsewhere in the market. Always request the full sales history and any available survey information before making an offer on period or riverside property in this area, given the structural considerations that can come with older Broads housing stock.
This report reflects a snapshot of the Belaugh property market taken on 1 August 2026, covering 34 properties currently for sale and their associated status, alongside a sample of 20 comparable listings used to analyse property type mix and pricing patterns. Recent completed sale prices are drawn from Land Registry records specific to Belaugh.
Figures for the Norfolk county average, and for the nearest comparison areas of Coltishall and Wroxham, are drawn from the same underlying dataset covering wider Norfolk coverage areas. All figures presented are as recorded at the snapshot date and are subject to change as the market moves.
If you are weighing up whether to sell in Belaugh, or trying to work out what a property along this stretch of the Bure is genuinely worth in the current market, our Private Property Brief gives you an evidence-based answer rather than a guess. It draws on the same comparable listings and completed sales data referenced throughout this report, applied specifically to your property.
Get in touch with our team to request your Private Property Brief for a Belaugh property, or simply to talk through what the current 44.0% SSTC rate and 133-day average time on market might mean for your own plans.
For a fuller picture of the wider area, our market report for Hoveton covers another of the villages closely linked to Belaugh’s buyer pool along the River Bure. The Coltishall and Wroxham reports referenced above in the nearby comparison section provide further detail on those two neighbouring markets, both of which sit within easy reach of Belaugh and share much of its housing stock and buyer profile.
