At the time of this report, Burnham Overy Staithe carries an average asking price of £482,000, with nine properties currently listed for sale. Of these, eight remain actively on the market while one has moved to sold subject to contract, putting the SSTC rate at 11.0%. Asking prices across the village span an unusually wide range, from £165,000 up to £1,750,000, reflecting a housing stock that runs from modest terraced cottages through to substantial detached homes and one exceptional historic conversion.
Properties here take an average of 137 days to find a buyer, and at the current rate of sale the nine listings represent 16.7 months of inventory, a figure that points to a market where supply is comfortably ahead of demand at present.
Average price: £482,000. Price range: £165,000 to £1,750,000.
Properties currently for sale: 9, of which 8 are actively marketed and 1 is sold subject to contract. SSTC rate: 11.0%.
Average days on market: 137 days. Months of inventory at the current sales rate: 16.7 months.
Property type mix across the 20 comparable listings analysed: Detached houses 65% (13), Semi-detached houses 20% (4), Terraced houses 15% (3).
The clearest trend in Burnham Overy Staithe at present is the weight of stock relative to the pace of sales. At 16.7 months, the current months of inventory figure against nine live listings means supply is running well ahead of the rate at which homes are changing hands. Just one of the nine properties on the market, an 11.0% SSTC rate, has progressed to sold subject to contract, leaving eight still actively seeking a buyer.
Average days on market of 137 is notably shorter than the wider Norfolk figure of 392 days, so while this is not a fast moving market in absolute terms, it is transacting more quickly than the county as a whole. The price range on offer, from £165,000 to £1,750,000, also signals a market segmented between entry level stock and the substantial period and coastal properties that define its upper end.
With 16.7 months of inventory sitting on the market and only 11.0% of current listings under offer, Burnham Overy Staithe sits firmly in buyers’ market territory. A market moving through its stock quickly would typically show a shorter inventory figure than this, and with eight of the nine live listings still actively seeking offers, choice currently favours those looking to buy rather than those trying to sell.
Average days on market of 137 days reinforces this reading. Properties are not moving through to sale quickly, giving buyers time to view, compare and negotiate before committing to an offer.
Momentum in Burnham Overy Staithe currently reads as steady rather than accelerating. An SSTC rate of 11.0%, meaning only one of the nine current listings has attracted an accepted offer, indicates that demand is converting into agreed sales at a modest pace.
The 16.7 months of inventory on the books supports this picture of a market ticking over steadily rather than gathering pace, and the average of 137 days on market suggests vendors need to plan for a sale process measured in months rather than weeks.
The current balance of supply and demand hands buyers meaningful negotiating room in Burnham Overy Staithe. With 16.7 months of inventory outstanding and eight of the nine listed properties still actively on the market, there is little pressure on buyers to compete aggressively for any single property.
An average of 137 days on market before a sale is agreed gives purchasers scope to negotiate, particularly on homes that have already sat for longer than this average, such as the £750,000 four bedroom detached currently listed in Burnham Overy Town at 163 days on market, or the £280,000 terraced house on Goodricks, Burnham Thorpe, at 113 days on market. Vendors pricing realistically from the outset remain best placed to secure the 11.0% conversion rate to SSTC that current listings are achieving.
At The Ivybridge Collection we spend a good deal of time along Gong Lane and Tower Road, and what strikes us most about Burnham Overy Staithe is how little the property stock resembles a typical village market. Nine homes on the market at any one time is a small pool, and within that handful you find everything from a converted mill to modest terraced cottages, which is part of why asking prices swing so widely from £165,000 to £1,750,000.
Buyers drawn to this stretch of coast are rarely comparing Burnham Overy Staithe against a generic shortlist of villages. They have usually already decided they want to be within reach of the harbour and the marsh, and are choosing between the handful of homes actually available here at any given time.
The breadth of the price range in Burnham Overy Staithe, from £165,000 to £1,750,000, is one of the more revealing figures in this data set. It points to a market that is not a single, homogenous price band but two distinct segments: a smaller stock of terraced and semi-detached cottages at the lower end, and a run of substantial detached and period properties, including converted mills and watermill buildings, at the upper end.
The average price of £482,000 sits well below the midpoint of that range, which tells us that most current stock clusters toward the lower and middle part of the price spectrum, with the £1,750,000 mill conversion acting as an outlier at the very top. Even so, the mix of current stock is weighted toward higher value property types, consistent with a type breakdown where detached houses make up 65% of comparable listings. The 16.7 months of inventory figure needs to be read against a market of only nine live listings. A single sale, or a single new instruction, can move that ratio noticeably, so it should be treated as an indication of current pace rather than a fixed structural feature of the village.
Buying in Burnham Overy Staithe currently means entering a market with time on your side. With an average of 137 days on market and 16.7 months of inventory outstanding, there is no need to rush a decision on the strength of a single viewing.
That said, the stock itself is limited to nine properties at any one time, so when something matching your brief does appear, whether that is a period cottage or one of the detached family homes that make up the bulk of listings, it is worth moving with intent once you have seen it. Expect a wide spread of asking prices depending on the type and condition of property, from around £165,000 at the entry end up to £1,750,000 for the most substantial homes, and budget time for surveys and searches given the coastal, and in some cases listed, nature of properties in this part of Norfolk.
Our considered view on Burnham Overy Staithe is that the current 16.7 months of inventory and 11.0% SSTC rate reflect a market working through a limited pool of stock rather than one in genuine difficulty. Average days on market of 137 is meaningfully shorter than the 392 day Norfolk county average, which tells us that demand for this village, when it appears, still moves at a reasonable pace by regional standards.
What buyers and sellers should take from this is that pricing discipline matters more than urgency. With only nine properties on the market, mispriced listings are conspicuous, and correctly priced ones tend to find their buyer within a market that is patient but not indifferent.
For an investor assessing Burnham Overy Staithe, the average price of £482,000 sits 27.5% above the Norfolk county average of £378,010, a premium of £103,990, reflecting the position of this stretch of the North Norfolk coast. The current SSTC rate of 11.0%, alongside 16.7 months of inventory across nine live listings, points to a market where stock takes time to sell, an important factor when modelling holding periods.
The price range on offer, from £165,000 to £1,750,000, illustrates the spread of entry points available, from smaller terraced stock through to substantial detached and period property. Rental demand data is not available for this report. Any yield assumptions should be treated as provisional until local letting data can be confirmed.
Of the 20 comparable listings analysed for Burnham Overy Staithe, detached houses account for 65% (13 properties), semi-detached houses for 20% (4 properties) and terraced houses for 15% (3 properties). This detached heavy mix pulls the overall average price of £482,000 upward, since the current listings at the top of the market, such as the £1,750,000 historic mill conversion in Burnham Overy Town and the £850,000 new single storey home in Burnham Thorpe, are both detached properties.
At the other end, the terraced stock on Goodricks, Burnham Thorpe is listed at £280,000, and the semi-detached stock on the same road at £335,000, underlining how far the £165,000 to £1,750,000 price range is shaped by property type as much as by location within the village.
Nine properties are currently listed for sale in and around Burnham Overy Staithe. Among the comparable listings tracked for this report, the four bedroom detached house on Wells Road, King’s Lynn (PE31 8HU) is priced at £650,000 and has been on the market for 3 days. A new single storey detached home in Burnham Thorpe (PE31 8HR) is listed at £850,000 after 39 days, and a four bedroom detached house in Burnham Overy Town (PE31 8DX) is on the market at £750,000 having accumulated 163 days on market.
At the more affordable end, a three bedroom terraced house on Goodricks, Burnham Thorpe (PE31 8HP) is priced at £280,000 after 113 days, and a three bedroom semi-detached house on the same road is listed at £335,000 after 128 days. The historic mill in Burnham Overy Town (PE31 8DX), priced at £1,750,000, has already progressed to sold subject to contract after 80 days on the market.
Land Registry records for Burnham Overy Staithe show a semi-detached house at 38, New Road selling for £430,000 on 10 April 2026. Overy House on Tower Road, a detached property, completed at £1,745,067 on 31 October 2025, the largest of the completed sales detailed in this report.
A semi-detached house at 8, Gong Lane sold for £400,000 on 15 September 2025, and The Corner House at Burnham Overy Watermill, Tower Road, sold for £340,000 on 8 August 2025. Further back, 11, Gong Lane, another semi-detached property, sold for £440,000 on 23 December 2024, and The Engine House on Tower Road, a terraced property, sold for £540,000 on 18 July 2024. These are completed transactions and should be read separately from the current asking prices and SSTC listings elsewhere in this report.
Burnham Overy Staithe’s average price of £482,000 sits well above the Norfolk county average of £378,010, a premium of £103,990, or 27.5%. This gap is consistent with the village’s coastal position and the concentration of substantial detached property within its limited stock.
On speed of sale, the comparison favours Burnham Overy Staithe. Its average of 137 days on market is 255 days fewer than the 392 day Norfolk average, meaning that despite the high months of inventory figure locally, homes here are still, on average, transacting considerably faster than the typical property across the county.
Burnham Overy Staithe compares closely with its nearest neighbour, Burnham Thorpe, where the average price of £475,500 sits just £6,500 below this village, though Burnham Thorpe’s SSTC rate of 27.0% suggests homes there are converting to sale considerably more readily than Burnham Overy Staithe’s 11.0%.
Burnham Market, the largest and most expensive of the three neighbouring areas at an average of £578,400, commands a premium of £96,400 over Burnham Overy Staithe and also shows a stronger SSTC rate of 26.0%. Holkham, meanwhile, is the most affordable of the group at £429,500, a difference of £52,500, with an SSTC rate of 20.0%. Set against all three, Burnham Overy Staithe currently shows the lowest conversion rate from listed to sold subject to contract, marking it out as the more patient of the four local markets.
Burnham Overy Staithe is genuinely small, little more than a scatter of houses gathered around the tidal creek and the raised staithe where dinghies sit propped on the mud at low water and bob free again as the tide comes back in. There is no shop or pub within the hamlet itself, which is part of the appeal for those who buy here; daily life leans on neighbouring Burnham Market a short drive away for that side of things.
What the village does have is the marsh. The sea wall path runs east toward Holkham and west along the coast, giving residents a stretch of open, birdlife rich landscape on the doorstep, and the working boatyard keeps the staithe itself feeling functional rather than ornamental. It is a place bought into for the setting as much as for the bricks and mortar.
Selling a home in Burnham Overy Staithe at present means competing within a small but patient market. With eight of the current nine listings still actively marketed and 16.7 months of inventory outstanding, vendors need pricing that reflects genuine comparable evidence rather than aspiration.
An average of 137 days on market is the realistic timeframe to plan around, though individual results vary considerably. The four bedroom detached in Burnham Overy Town has been marketed for 163 days at £750,000, while the historic mill conversion secured its buyer in 80 days at £1,750,000, suggesting that well presented, correctly priced property at any price point can still move faster than the average.
Marketing a property in Burnham Overy Staithe well means understanding that the buyer pool is small and specific, and that the nine or so homes on the market at any time are being judged against each other closely. Our approach at The Ivybridge Collection is to price against genuine comparable evidence, including completed Land Registry sales such as Overy House on Tower Road and 38, New Road, rather than aspirational asking prices.
We present each property to the particular audience that actively seeks out this part of the Norfolk coast, drawing on the current listings, agreed sales and completions we track continuously across the village.
The Ivybridge Collection works across this part of the North Norfolk coast, and Burnham Overy Staithe’s tiny stock of nine live listings means we track every new instruction here closely, alongside the completed sales recorded at addresses such as Gong Lane and Tower Road.
As The Ivybridge Collection, we provide valuation and marketing advice specific to this village rather than a general North Norfolk average, drawing on the current listings, agreed sales and Land Registry completions set out in this report.
Anyone pricing a property for sale in Burnham Overy Staithe should weigh the 16.7 months of inventory currently on the market alongside the 11.0% SSTC rate before settling on an asking price. In a market this small, a figure that is even modestly out of line with recent Land Registry evidence, such as the £430,000 achieved at 38, New Road or the £1,745,067 achieved at Overy House, will be conspicuous to the limited pool of active buyers.
Buyers, meanwhile, should factor in that an average of 137 days on market gives room for negotiation, but should still budget for the additional time typically needed to complete surveys and searches on older or listed coastal property, and should treat any single comparable listing with some caution given how few transactions this village generates in a typical period. Where in doubt, independent valuation advice grounded in actual completed sales, rather than asking prices alone, remains the soundest basis for a decision of this scale.
This report on Burnham Overy Staithe reflects a snapshot taken on 1 August 2026, drawing on current live listings, sold subject to contract data and completed Land Registry sales for the village, together with comparable data from 20 listings analysed across the surrounding area and the wider Norfolk county average.
Figures are correct as of this snapshot date and will move as new instructions, sales and completions are recorded.
If you are weighing up a move in or out of Burnham Overy Staithe, our Private Property Brief sets out exactly where your own home sits against the current £482,000 average price, the 137 day average time to sell, and the recent Land Registry completions detailed above.
Get in touch with The Ivybridge Collection team for a grounded, evidence based conversation about what your property is likely worth given current local conditions.
For a wider view of the market along this stretch of the coast, the market reports for Burnham Thorpe, Burnham Market and Holkham set out the same statistical detail for each of these neighbouring areas, allowing direct comparison of pricing, SSTC rates and days on market across the wider Burnham cluster.
