Burnham Thorpe currently has 44 properties on the market, of which 12 are sold subject to contract and 32 remain actively available. That works out to an SSTC rate of 27%, meaning just over a quarter of listed stock has attracted an accepted offer at the time of this snapshot. The average asking price across the village stands at £475,500, though the range is unusually wide for a settlement of this size, running from £165,000 up to £1,750,000.
Average time on market is 147 days, and months of inventory at the current sales rate calculates to 16.7, a figure that points to supply building up faster than it is being cleared. Together these figures describe a market with meaningful choice for buyers but genuine variation in how quickly individual properties are moving.
Current market status: 44 properties for sale, 12 sold subject to contract, 32 still actively marketed. SSTC rate: 27%. Average days on market: 147. Months of inventory: 16.7.
Pricing: Average price £475,500. Price range £165,000 to £1,750,000.
Property type mix (20 comparable listings): Detached houses 60% (12 listings), semi-detached houses 25% (5 listings), terraced houses 15% (3 listings).
County benchmark: Norfolk average price £378,029, Norfolk average days on market 392. Burnham Thorpe sits £97,471 above the county average, a 25.8% premium, while selling on average 245 days faster than the county figure.
The clearest trend in Burnham Thorpe’s current listings is polarisation by price and condition rather than a single uniform direction. Wells Road, PE31 8HU, priced at £650,000, has been on the market for only 3 days, and a new single storey home at £850,000 has attracted interest inside 39 days. At the other end, a £280,000 three bed terraced house at Goodricks has been listed for 302 days, and a £335,000 semi-detached, also at Goodricks, has passed 128 days.
With months of inventory at 16.7 against an average of 147 days on market, the village is absorbing stock more slowly than it is accumulating it, even though individual well-priced properties continue to sell in a matter of days or weeks.
With 16.7 months of inventory sitting on the market and an SSTC rate of 27%, Burnham Thorpe’s conditions favour buyers overall. Sellers are competing against 32 active alternatives, and the volume of unsold stock relative to the pace of sales gives buyers time to weigh options rather than compete under pressure.
That said, a 27% SSTC rate is not a stagnant figure, it represents 12 of the current 44 listings already under offer, and it is the highest SSTC rate among Burnham Thorpe and its three nearest comparison areas. The village therefore reads as a buyers’ market in terms of available choice, but one where genuinely well-priced homes are still finding buyers.
Momentum in Burnham Thorpe is best described as mixed rather than uniformly accelerating or cooling. Days on market among current listings range from 3 days (Wells Road, £650,000) to 302 days (Goodricks, £280,000), a spread of exactly 299 days within a single small market. The average of 147 days sits in the middle of that range, well below the Norfolk county average of 392 days.
This spread suggests that momentum depends heavily on individual property pricing and presentation rather than a single village wide trend, with 16.7 months of inventory indicating that overall absorption remains gradual even as specific homes change hands quickly.
Buyers considering Burnham Thorpe are working from a position of reasonable strength given 16.7 months of inventory and 32 actively marketed properties competing for attention. Properties that have sat for extended periods, such as the £280,000 terraced house on the market for 302 days or the £335,000 semi-detached at 128 days, present more obvious scope for a considered offer below asking.
Sellers of recently listed or clearly well-priced homes retain more leverage, as shown by the Wells Road detached house at £650,000 finding interest within 3 days. The practical approach here is to calibrate any offer to how long a specific property has actually been listed, rather than applying a blanket discount across the village.
What strikes us most working in this part of north Norfolk is how differently individual Burnham Thorpe properties can perform within the same few months. We have watched a well-presented detached house attract an offer inside days while a perfectly sound terraced cottage a short walk away sits for the best part of a year. That is not unusual for a village with only 44 properties on the market at any one time, where a handful of listings can shift the averages considerably.
Our team spends time understanding which of the current 32 active listings are genuinely competitively priced against that 16.7 month inventory backdrop, because in a market this small, generic advice does not hold up against the detail of an individual sale.
Burnham Thorpe’s price range, from £165,000 to £1,750,000, spans more than tenfold, which is a wide distribution for a village where only 20 comparable listings were analysed for property type mix. Detached houses account for 60% (12) of that sample, semi-detached 25% (5), and terraced 15% (3), so the average price of £475,500 is pulled upward by a small number of substantial detached properties sitting alongside a modest supply of terraced cottages.
The comparable set gathered for this report also extends into the immediate wider area, including a £1,750,000 sale at the Historic Mill in neighbouring Burnham Overy Town, which reached sold subject to contract status after 80 days. That single transaction illustrates how much the top of the market can shape the village average even though it sits at the outer edge of what a typical Burnham Thorpe buyer would encounter. With 16.7 months of inventory overall, the underlying picture is of a market carrying more stock than it is currently clearing, concentrated disproportionately at the higher price points.
Buying in Burnham Thorpe means engaging with a genuinely small market, just 44 properties listed at any one time, so the specific property matters more than any village wide statistic. If you are looking at something priced and presented well, expect competition, the Wells Road detached house at £650,000 attracted attention within 3 days, and a new single storey home at £850,000 has stayed on the market for only 39 days so far.
If instead you are drawn to a longer standing listing, such as a terraced or semi-detached property that has been on the market for well over 100 days, there is more room to negotiate and more time to arrange surveys properly, particularly given the older brick and flint construction found on roads like Walsingham Road and Goodricks. With months of inventory at 16.7, there is little pressure to rush a decision on stock that has already sat for some time, but do check the true history of any listing rather than assuming the village average of 147 days applies to every property.
Our honest view on Burnham Thorpe is that it rewards patience and careful comparison rather than quick decisions based on the headline average price. A £475,500 average sounds straightforward until you see the actual range in play, from a £165,000 entry point to a £1,750,000 property at the top, and until you notice that 12 of the 44 current listings are already under offer while others have sat for the better part of a year.
We would encourage anyone buying or selling here to look past the village level statistics and focus on how a specific property compares to what has genuinely sold nearby, and how long comparable listings have actually taken to find a buyer, rather than treating any single figure as representative of the whole village.
For an investor, Burnham Thorpe presents an average price of £475,500 within a range of £165,000 to £1,750,000, and 16.7 months of inventory at the current sales rate, a figure that suggests supply is ahead of absorption at present. The SSTC rate of 27% is nonetheless the strongest among Burnham Thorpe and its three nearest comparison areas (Burnham Market at 26%, North Creake at 15%, and Burnham Overy Staithe at 11%), indicating that demand has not disappeared even where inventory is elevated.
No rental yield or letting demand data is available for this snapshot, so any rental based investment case should be built on separate local lettings research rather than the figures in this report. On the sales side alone, the combination of high inventory and a below average days on market figure (147 days against Norfolk’s 392) points to a market where pricing discipline matters more than speed of transaction.
Of the 20 comparable listings analysed for this report, detached houses make up 60% (12 listings), semi-detached houses 25% (5 listings), and terraced houses the remaining 15% (3 listings). This detached led mix is reflected directly in the current comparable examples: a three bed terraced house at Goodricks is listed at £280,000, a three bed semi-detached also at Goodricks at £335,000, while detached properties in the sample range from £650,000 (Wells Road) through £750,000 and £850,000 up to £1,750,000 for the Historic Mill in Burnham Overy Town.
That spread across property types explains much of the gap between Burnham Thorpe’s £475,500 average and its £165,000 to £1,750,000 overall price range, with the detached segment carrying disproportionate weight given its 60% share of the sample.
Among the properties currently listed in Burnham Thorpe and its immediate surroundings, a three bed terraced house at Goodricks, PE31 8HP is priced at £280,000 and has been on the market for 302 days. A three bed semi-detached, also at Goodricks, is listed at £335,000 after 128 days. A new single storey three bed detached home on PE31 8HR is priced at £850,000 and has attracted interest within 39 days, while a four bed detached property on Wells Road, PE31 8HU, at £650,000, has been listed for just 3 days.
Further afield in Burnham Overy Town, a four bed detached property at £750,000 has been on the market for 163 days, and the Historic Mill, also in Burnham Overy Town, at £1,750,000, has reached sold subject to contract after 80 days. Across the village as a whole, 44 properties are currently for sale, 12 of which are sold subject to contract, leaving 32 still actively seeking buyers.
Land Registry records for Burnham Thorpe show a run of completed sales concentrated in the terraced and semi-detached segments. 3 Goodricks sold for £150,000 on 12 September 2025, a terraced property. Grints Cottage on Walsingham Road sold for £430,000 on 13 September 2024, also terraced. 2 Ayres Cottage, Walsingham Road, completed at £340,000 on 6 December 2023, and 8 Goodricks sold for £262,000 on 10 February 2023, both terraced.
Further back, 3 Ayres Cottage, Walsingham Road, a semi-detached property, sold for £450,000 on 30 May 2022, and Well Cottage, also on Walsingham Road, completed at £403,722 on 20 May 2022 as a terraced sale. All six of these are genuinely completed transactions rather than current asking prices, and it is worth noting that none reach the higher detached price points seen among today’s active listings, none of the completed sales on record exceed £450,000, while current detached asking prices run as high as £1,750,000.
Burnham Thorpe’s average price of £475,500 sits £97,471 above the Norfolk county average of £378,029, a premium of 25.8%. At the same time, the village’s average days on market of 147 is considerably faster than the county figure of 392 days, a difference of 245 days.
Taken together, these two figures describe a village that commands a clear price premium over the county as a whole while still moving through its sales process well ahead of the typical Norfolk pace, even with 16.7 months of inventory currently on the books locally.
Set against its immediate neighbours, Burnham Thorpe’s average price of £475,500 sits below Burnham Market, where the average reaches £578,400, a difference of £102,900. It runs close behind Burnham Overy Staithe, whose average of £482,000 is just £6,500 higher, and it comfortably exceeds North Creake, where the average of £388,000 is £87,500 lower.
On activity, Burnham Thorpe’s SSTC rate of 27% is currently the highest of the four, ahead of Burnham Market at 26%, North Creake at 15%, and Burnham Overy Staithe at 11%, suggesting that despite its 16.7 months of inventory, buyer engagement here is holding up relative to its neighbours.
Burnham Thorpe is a quiet, small village set in the River Burn valley, best known as the birthplace of Horatio Nelson, with All Saints Church and the Lord Nelson pub still standing as reminders of that history. Beyond the heritage interest, it is the pace and setting that define daily life here, narrow lanes, brick and flint cottages along roads like Walsingham Road and Goodricks, and open farmland stretching out towards the coast.
It sits within easy reach of the shops, galleries and dining that Burnham Market is known for, and a short drive from the water at Burnham Overy Staithe, while retaining a genuinely rural, low key character of its own. With only a handful of streets and 44 properties currently listed for sale across the whole village, it remains a place where the housing stock, from modest terraced cottages to substantial detached country houses, is genuinely varied for its size.
Selling in Burnham Thorpe currently means accepting that you are one of 44 properties competing for buyer attention, with 16.7 months of inventory on the books and an average time to sell of 147 days. The gap between the fastest and slowest moving comparable listings in the current data, from 3 days on Wells Road to 302 days at Goodricks, shows just how much correct pricing at launch affects outcome.
With 12 of the current 44 listings already sold subject to contract, a 27% rate, there is clear evidence that well presented, realistically priced homes are still finding buyers relatively quickly even against a backdrop of elevated inventory. Sellers should expect that pricing above the comparable evidence risks a long wait, given how far some current listings have already run past the village average.
Selling or buying across a market as varied as Burnham Thorpe, where 44 current listings range from a £280,000 terraced cottage to detached country houses well over £1 million, requires familiarity with the specific streets and property types involved rather than a one size fits all approach. We track the individual comparable evidence, from Goodricks and Walsingham Road through to the larger detached homes on the village edge, because the 16.7 months of inventory currently on the market means positioning a property correctly against genuine comparables matters more than ever.
That local detail, knowing which listings have moved in days and which have sat for months, and why, is what allows us to advise sellers on realistic pricing and buyers on where genuine negotiating room exists.
The Ivybridge Collection works across this stretch of north Norfolk, and Burnham Thorpe forms part of the ground we cover regularly, alongside Burnham Market, Burnham Overy Staithe and North Creake. That means we see the comparable evidence as it appears, from a terraced cottage newly listed at Goodricks to a detached house going under offer within days on Wells Road.
If you are considering buying or selling in Burnham Thorpe, our local team can talk through how the current 44 listings, 12 SSTC and 32 active, relate specifically to your own property or search.
Our professional advice for sellers in Burnham Thorpe is to price against the genuine comparable evidence rather than the headline village average, given that 16.7 months of inventory means overpriced stock can sit considerably longer than the 147 day average, as the 302 day listing at Goodricks demonstrates. Get an independent valuation that accounts for your property’s specific type and condition, since detached, semi-detached and terraced homes here have moved at very different speeds.
For buyers, particularly of the village’s older brick and flint cottages along Walsingham Road and Goodricks, commission a full structural survey before exchange, as older Norfolk cottage construction can carry issues around damp, roofing and boundary walls that a standard valuation will not catch. Anyone considering a higher value detached property should also budget time for specialist mortgage valuations, as lenders can take longer to process finance on properties towards the upper end of the £165,000 to £1,750,000 range.
This report reflects a snapshot of the Burnham Thorpe property market taken on 1 August 2026. Current listing figures, including the count of properties for sale, SSTC status, days on market and inventory levels, are drawn from live market data at that date, while the recent sold prices cited are taken from official Land Registry completed transaction records for Burnham Thorpe.
Comparison figures for Burnham Market, Burnham Overy Staithe, North Creake and the Norfolk county average are drawn from the same coverage area used across our wider set of Norfolk property market reports, allowing direct like for like comparison between this data and the neighbouring areas discussed above.
If you are weighing up a move in Burnham Thorpe, whether that means selling into a market with 16.7 months of inventory or making an offer on one of the 32 currently active listings, it helps to start with a proper, evidence based view of where your own property or target stands. Our Private Property Brief draws on the same comparable and Land Registry data used throughout this report to give you a grounded starting point.
Get in touch with our team to request your Private Property Brief for Burnham Thorpe, and we will talk you through what the current figures actually mean for your specific situation.
For a fuller picture of the wider area, our market reports for Burnham Market, Burnham Overy Staithe and North Creake set out the same detail, average price, SSTC rate, days on market and current listings, for each of those neighbouring markets. Reading them alongside this Burnham Thorpe report gives a clearer sense of how prices and pace of sale shift across this small cluster of north Norfolk villages, from Burnham Market’s higher average price to North Creake’s more modest one.
