Caistor St Edmund’s property market currently shows 87 homes for sale, with an average asking price of £357,000 across a wide spread from £185,000 to £850,000. Of that stock, 46 properties are already sold subject to contract, leaving 41 still actively marketed and available to view. That gives an SSTC rate of 53.0%, meaning more than half of everything listed has already found a buyer, a figure that points to a village where demand is keeping pace with what comes to market.
The average property here takes 93 days to go under offer, considerably quicker than the wider Norfolk figure, and with 9.1 months of inventory at the current sales rate there remains a genuine spread of choice for anyone entering the market now, from smaller semi-detached homes through to the substantial detached properties the village is known for.
Current listings: 87 properties for sale, of which 46 are sold subject to contract and 41 remain actively available.
SSTC rate: 53.0%.
Average days on market: 93 days.
Months of inventory: 9.1 months at the current sales rate.
Average asking price: £357,000.
Price range: £185,000 to £850,000.
Property type mix (from 20 comparable listings): Detached houses account for 55% (11 properties), semi-detached houses for 35% (7 properties), and terraced houses for 10% (2 properties).
The clearest trend in Caistor St Edmund’s current figures is pace: the average 93 days on market is markedly faster than the wider county picture, and with 53.0% of the 87 listed properties already under offer, buyer activity is translating into agreed sales at a steady rate rather than stalling.
The 9.1 months of inventory sitting alongside that SSTC rate is worth noting too. It shows that even with over half of stock already sold subject to contract, there is still a reasonable body of unsold homes, 41 in total, giving buyers a genuine range to choose from rather than a market stripped bare of options. This report does not include a verified year-on-year price growth figure for the village, so any trend commentary here is built strictly on activity and turnover data, not on asking price movement.
With 53.0% of the 87 properties currently listed already sold subject to contract, Caistor St Edmund sits closer to sellers’ market conditions than not. A majority of stock finding buyers, combined with an average of 93 days on market, suggests demand is absorbing what comes up reasonably efficiently.
That said, the remaining 41 active listings and 9.1 months of inventory mean this is not a market where buyers are competing over scraps. Compared with neighbouring Poringland, which shows a higher SSTC rate of 60.0% against a higher average price of £447,000, Caistor St Edmund’s conditions read as firm but not frantic, a market that rewards decisive buyers without shutting out considered ones.
Momentum in Caistor St Edmund is best read against its closest neighbours rather than in isolation. At 53.0%, its SSTC rate sits above Stoke Holy Cross‘s 45.0% but behind Poringland’s 60.0%, placing this village’s pace of sale in the middle of the local group rather than at either extreme. That relative position, alongside 41 properties still active out of 87 total, suggests momentum here is real but not exceptional when set against the immediate surrounding market.
The average 93 days on market and 9.1 months of inventory point to a market absorbing stock at a steady, predictable rate, one that vendors and buyers can plan around with some confidence rather than a short-lived surge likely to reverse quickly.
Buyers approaching Caistor St Edmund should treat the 53.0% SSTC rate as a signal to move with intent once they find the right property. With well over half of the 87 listed homes already under offer, hesitation on a well-priced, well-presented property is likely to mean losing it to another buyer.
Where there is genuine room to negotiate is among the 41 properties still actively marketed, particularly any that have sat close to or beyond the 93 day average without attracting an offer. The 9.1 months of inventory currently on the books gives buyers a reasonable pool to select from, and properties priced toward the upper end of the £185,000 to £850,000 range, where competition typically thins, tend to leave more space for a considered offer.
We track Caistor St Edmund alongside its immediate neighbours as a matter of course, because the village rarely behaves in isolation. Set against Stoke Holy Cross, where the average price of £331,000 sits £26,000 below Caistor St Edmund’s £357,000, it becomes clear that even a short drive along the Tas valley brings a noticeably different price bracket, despite the two places sharing a similar rural character.
What stands out to us from working this patch is how quickly serious buyers act once a genuinely well-positioned property appears, reflected in the 93 day average and the 53.0% of current stock already sold subject to contract. Sellers who price realistically against that backdrop tend to see faster, more confident interest than those who test the market at the top of the £850,000 ceiling.
Looking more closely at Caistor St Edmund’s figures, the interplay between a 53.0% SSTC rate and 9.1 months of inventory is the most telling detail. A majority-sold position alongside a still-healthy stock of 41 active listings suggests a market with enough turnover to keep things moving, but not so tight that buyers are left with nothing to choose from.
The 93 day average days on market is a useful anchor figure. Properties that sell noticeably faster than this, such as comparable listings that went under offer within a couple of weeks, tend to be realistically priced from the outset, while those still active well past the 93 day mark are more often a sign of pricing that has not yet met the market. The £185,000 to £850,000 price range in play reflects the genuine breadth of stock, from smaller terraced and semi-detached homes through to substantial detached properties, and buyers and sellers alike should read the averages with that spread in mind rather than assuming a single typical transaction.
Buying in Caistor St Edmund at present means moving at a realistic pace. With 53.0% of the 87 properties currently listed already sold subject to contract, and an average of just 93 days on market, homes that are priced sensibly are not hanging around. Anyone serious about the village should have finance arranged and be ready to view quickly when something suitable comes up.
The good news is that with 41 properties still actively for sale and 9.1 months of inventory on the books, there remains a genuine spread to choose from, spanning the £185,000 to £850,000 price range. Detached houses make up 55% of comparable current listings, so buyers wanting a semi-detached or terraced property, which together make up the remaining 45%, may find fewer options and should expect to act with equal decisiveness when the right one appears.
Our view of Caistor St Edmund is that it currently offers a genuinely workable market for both buyers and sellers, rather than one tilted sharply in either direction. A 53.0% SSTC rate and 93 day average sale time show that well-presented, sensibly priced homes are moving with confidence, while the 41 properties still actively listed mean the village has not simply run dry of options.
What we would say to anyone weighing up the village against its neighbours is that Caistor St Edmund sits in an interesting middle position on price, above Stoke Holy Cross but below both Poringland and Framingham Earl, which makes it worth a serious look for buyers who want village character without stretching to the top of the local price ladder.
For an investor assessing Caistor St Edmund, the headline figures are an average asking price of £357,000 across a price range of £185,000 to £850,000, an SSTC rate of 53.0%, and an average of 93 days on market. That combination points to a market where reasonably priced stock is being absorbed at a steady rate rather than sitting unsold.
With 87 properties currently listed and 9.1 months of inventory, there is enough turnover and enough choice to allow a considered acquisition strategy rather than a rushed one. Investors comparing this against neighbouring Poringland, which carries a higher SSTC rate of 60.0% and a higher average price of £447,000, may find Caistor St Edmund offers a lower entry point with a still-active, majority-sold local market.
Of the 20 comparable listings analysed for Caistor St Edmund, detached houses form the largest share at 55% (11 properties), followed by semi-detached houses at 35% (7 properties) and terraced houses at 10% (2 properties). This detached-heavy mix helps explain why the overall average asking price of £357,000 sits toward the middle of a wide £185,000 to £850,000 range, since detached stock naturally pulls the average upward against the smaller number of semi-detached and terraced homes on the books.
Current listings illustrate this spread directly: a 3 bed detached house on Caistor Lane is priced at £525,000, while a 4 bed detached property on Norwich Road is listed at £800,000, both well above the semi-detached examples such as Theobald Road at £240,000 and Coleburn Road at £250,000, underlining how much property type drives price positioning here.
Among the properties currently on the market, a 3 bed detached house on Caistor Lane, Caistor St Edmund (NR14 8RH) is listed at £525,000 and has already gone sold subject to contract after just 12 days, one of the faster-moving comparables in this dataset. By contrast, a 4 bed detached property on Norwich Road (NR14 8QU) remains actively for sale at £800,000 after 81 days, and a 5 bed detached house on The Common, Dunston (NR14 8PF) has been on the market for 375 days at £570,000, still awaiting an offer.
At the upper end, a 6 bed detached house on Caistor Lane (NR14 8QZ) is under offer at £825,000 after 81 days. Two semi-detached comparables, Theobald Road (£240,000, sold subject to contract after 61 days) and Coleburn Road (£250,000, still for sale after 86 days), show the market’s activity extending well below the village’s detached-dominated upper price bracket.
Land Registry records show a run of completed detached house sales in Caistor St Edmund over the past two years. Woodpecker House, 28 Caistor Lane sold for £425,000 on 26 March 2026, while 47 Caistor Lane completed at £417,500 on 12 December 2025 and 52 Caistor Lane sold for £487,000 on 23 September 2025.
Further back, Glenbrook on Norwich Road achieved £1,050,000 on 3 September 2025, the highest confirmed completed sale in this set, while 57 Caistor Lane sold for £475,000 on 23 January 2025 and 77 Caistor Lane completed at £665,000 on 22 November 2024. Together these six completed transactions, all detached houses, show actual sold values ranging from £417,500 to £1,050,000, a useful counterpoint to the current asking prices seen among today’s active and SSTC listings.
Caistor St Edmund’s average asking price of £357,000 sits £21,380 below the Norfolk county average of £378,380, a difference of 5.7%. On price alone, the village offers a modest discount against the wider county picture rather than commanding a premium.
The more striking comparison is speed of sale. Norfolk’s average days on market across the 340 other areas in this coverage stands at 392 days, while Caistor St Edmund’s average of 93 days is fewer by 299 days. That gap suggests homes here are changing hands considerably faster than the county norm, even while sitting slightly below the county’s average price point.
Against its closest neighbours, Caistor St Edmund occupies a middle price position. Stoke Holy Cross averages £331,000, £26,000 below Caistor St Edmund’s £357,000, and carries a lower SSTC rate of 45.0%. At the other end, Framingham Earl averages £436,500, £79,500 above Caistor St Edmund, though its SSTC rate of 30.0% is the lowest of the three comparison areas.
Poringland sits highest of the group at £447,000, £90,000 above Caistor St Edmund, and also shows the strongest SSTC rate at 60.0%. Caistor St Edmund’s own 53.0% SSTC rate places it between Stoke Holy Cross and Poringland on buyer activity, while its price remains firmly in the middle of this local group.
Caistor St Edmund is a small, distinctly rural pocket of south Norfolk, strung along Caistor Lane and Norwich Road on the edge of the River Tas valley, with the working landscape of the Dunston and Stoke Holy Cross parishes close by. It is the kind of place where a handful of substantial detached homes sit alongside more modest properties, and where a walk from one end of the village to the other takes you past open farmland as much as housing.
Day to day life here leans on nearby Poringland and the wider Norwich fringe for shops, schools and services, with the village itself offering a quieter, more spacious setting rather than a high street of its own. That balance, rural outlook with quick access into Norwich, is a large part of what draws buyers to the £185,000 to £850,000 range of homes currently on offer.
Selling in Caistor St Edmund at present means pricing with real discipline. With 87 properties currently on the market and 53.0% already sold subject to contract, the properties finding buyers are the ones priced in line with what recent activity actually supports, not the ones testing the top of the £185,000 to £850,000 range without justification.
The average of 93 days on market is a fair benchmark to keep in mind. Vendors whose homes sit noticeably longer than that, as seen among some of the currently active comparables, typically need a pricing or presentation reset rather than simply waiting it out, particularly with 9.1 months of inventory meaning buyers have alternatives elsewhere in the village to consider.
Selling or buying in a village the size of Caistor St Edmund rewards an agent who actually knows the difference between a Caistor Lane detached house and one further out toward Dunston or Norwich Road, rather than treating every listing the same. The spread from £185,000 to £850,000 seen across current stock means pricing strategy has to be handled property by property.
We bring that granular local knowledge together with the wider Land Registry and market data behind this report, so vendors get a valuation grounded in what has actually completed nearby, not just what is currently being asked. That combination of hands-on local presence and hard data is, in our view, what makes the difference in a market moving at 93 days on market with 53.0% of stock already under offer.
The Ivybridge Collection covers Caistor St Edmund as part of its regular Norfolk market coverage, tracking the village alongside neighbouring Stoke Holy Cross, Poringland and Framingham Earl so that our advice is grounded in an accurate, up to date picture of this specific corner of the Tas valley rather than a generic county-wide view.
For anyone considering a move in or out of Caistor St Edmund, we can talk through how the current 53.0% SSTC rate, 93 day average sale time and £357,000 average price apply to a specific property, using the same Land Registry and listings data behind this report.
Our professional advice to anyone selling in Caistor St Edmund is to anchor a price against the completed sales this report draws on, not against the highest current asking prices in the village. The Land Registry figures show detached houses here completing anywhere between £417,500 and £1,050,000 over the past two years, a spread wide enough that a generic valuation without local comparables risks being significantly wrong in either direction.
For buyers, the advice is equally practical: with 53.0% of current stock already sold subject to contract and an average of 93 days on market, have your mortgage position confirmed before viewing, and treat any property priced in line with recent local completions as one likely to attract competing interest quickly. We would always recommend a full, evidence-based valuation rather than relying on asking price averages alone, given how much individual property type and condition affect outcomes within this £185,000 to £850,000 range.
The figures in this report reflect a snapshot of the Caistor St Edmund property market taken on 1 August 2026, covering 87 properties currently for sale, their sold subject to contract status, and average days on market. Completed sale prices are drawn from official Land Registry records for the village, distinct from the current asking prices and SSTC listings shown elsewhere in this report, which have not yet completed.
Comparisons with Stoke Holy Cross, Poringland, Framingham Earl and the wider Norfolk county average are included to give context on how Caistor St Edmund’s price levels and pace of sale sit against its immediate surroundings and the county as a whole.
If you are weighing up a move in or out of Caistor St Edmund, we would be glad to talk through what your property is likely worth against the current £357,000 average and the completed sales behind it. With 53.0% of the village’s current stock already sold subject to contract and homes moving in an average of 93 days, timing your approach to the market well can make a genuine difference.
Get in touch with The Ivybridge Collection for a straightforward, evidence-based valuation conversation about your Caistor St Edmund property, whether you are ready to list now or simply want an honest read of where things stand.
For a fuller picture of the local market beyond Caistor St Edmund, our reports for Stoke Holy Cross, Poringland and Framingham Earl cover each area’s own average price, SSTC rate and days on market in the same detail as this report, useful reading for anyone weighing up the wider Tas valley and south Norfolk area rather than one village alone.
Stoke Holy Cross currently averages £331,000 with a 45.0% SSTC rate, Poringland averages £447,000 with a 60.0% SSTC rate, and Framingham Earl averages £436,500 with a 30.0% SSTC rate, each offering a different balance of price and pace of sale compared with Caistor St Edmund’s own £357,000 and 53.0%.
