Cley-next-the-Sea’s property market, as recorded on 1 August 2026, shows an average asking price of £691,495 across a price range stretching from £325,000 to £2,650,000. There are 55 properties currently listed in the village, of which 52 remain actively for sale and 3 are recorded as sold subject to contract. That wide spread, from modest cottages at the lower end to a ten-bedroom property listed at £2,650,000 on Cley, Holt, Norfolk NR25 7RP, means the village’s headline average price sits alongside a genuinely varied mix of homes rather than a single uniform housing stock.
Key figures for Cley-next-the-Sea at this snapshot:
The clearest trend in Cley-next-the-Sea at present is the length of time properties take to transact. An average of 761 days on market, alongside 25.0 months of inventory, points to a market where stock accumulates faster than it clears. Set against an SSTC rate of 15.0%, with 3 of the 55 current listings under offer, there is measured but limited momentum rather than a rush of activity. Detached houses dominate the current comparable mix at 55% of listings, ahead of terraced properties at 25% and semi-detached homes at 20%, which shapes what buyers browsing the village are actually likely to find available.
With 761 days of average time on market and 25.0 months of inventory outstanding, Cley-next-the-Sea currently sits as a buyers’ market. An SSTC rate of 15.0% shows there is genuine transacting activity, with 3 of the 55 listed properties under offer, but the sheer depth of stock relative to the pace of sales means sellers cannot assume rapid interest. For context, only 52 of the 55 current listings remain actively available, underlining that most of the market’s supply is still waiting for a buyer.
Momentum in Cley-next-the-Sea reads as steady rather than accelerating. The average days on market of 761 is more than double the Norfolk county average of 390 days, a gap of 371 days, which suggests homes here take considerably longer to find a buyer than the typical property across the county. At 25.0 months, inventory levels are substantial, and with an SSTC rate of 15.0% the market is neither stalling completely nor moving with any real urgency. This is a slow-turning market by its own historical standards, not one in visible transition.
Buyers approaching Cley-next-the-Sea currently hold a reasonably strong negotiating position. An average of 761 days on market and 25.0 months of inventory both indicate that sellers, on the whole, are not operating under time pressure from competing buyers, and well-prepared offers on realistically priced homes have room to be discussed rather than accepted at asking price. With only 3 of the 55 current listings under offer, there remains a wide field of active stock, at 52 properties, for buyers to weigh options against before committing to a negotiating stance.
Working across Cley-next-the-Sea, we see a market that rewards patience on both sides of a transaction. The 761-day average time on market is not a sign of a struggling village, it reflects a place where the right buyer for a particular flint cottage or estuary-facing house can take time to appear, and where owners are often not compelled to sell quickly. At The Ivybridge Collection, our role here is to help both buyers and sellers read these figures correctly rather than react to headline averages alone.
The figures for Cley-next-the-Sea reward closer reading rather than a single headline number. An average price of £691,495 sits within a price range running from £325,000 to £2,650,000, a spread wide enough that the average alone tells you little about what a typical buyer will actually pay. Similarly, an SSTC rate of 15.0%, with 3 of 55 listings under offer, coexists with an average of 761 days on market, meaning transactions do occur but often only after an extended period of exposure. Twenty-five months of inventory reinforces that picture: at the current pace of sales, it would take more than two years to work through the stock presently listed, which is the clearest single indicator of where negotiating leverage currently sits.
Buying in Cley-next-the-Sea means accepting that the right property may already have been sitting on the market for some time, and that this is not necessarily a warning sign. With 761 days the average time to sell and 52 properties currently actively marketed, there is genuine choice available, with prices spanning the village’s overall range of £325,000 to £2,650,000 and running from smaller cottages up to substantial detached houses well into seven figures. A buyer should view each listing on its own merits, checking why a particular home, such as the 4-bed detached house on Cley Next The Sea, North Norfolk NR25 7RR at £495,000 after 127 days on the market, has taken the time it has, rather than assuming length of listing always signals a problem with the property itself.
Our considered view of Cley-next-the-Sea is that it remains a village where price and patience are closely linked. An average price of £691,495 places it firmly among the higher-value settlements on this stretch of coast, yet the 761-day average time on market shows that value alone does not guarantee a quick sale. We think buyers who commit the time to understand a specific property’s history on the market, rather than reacting to the average figures alone, are best placed to negotiate sensibly here.
For an investor weighing Cley-next-the-Sea, the average price of £691,495 sits well above the Norfolk county average of £377,390, a difference of £314,105, or 83.2%. The average 761 days on market and 25.0 months of inventory both point to a market where capital can be tied up for a considerable period before a sale completes, which matters as much for exit planning as for entry price. No rental yield or demand data is available for this report, so any income-based investment case would need to be built separately from local letting evidence rather than from the figures presented here.
Of the 20 comparable listings analysed for Cley-next-the-Sea, detached houses form the largest share at 55% (11 properties), with terraced houses at 25% (5) and semi-detached houses at 20% (4). That detached weighting is visible in the current sample, which ranges from a 4-bed detached house at £495,000 on Cley Next The Sea, North Norfolk NR25 7RR through to a 10-bed detached property at £2,650,000 on Cley, Holt, Norfolk NR25 7RP. Terraced stock sits at more accessible price points by comparison, such as the £475,000 3-bed terraced house at Cley-Next-The-Sea, Norfolk NR25 7RU, now SSTC after 145 days, and the £595,000 3-bed terraced property on High Street, Cley, Holt, Norfolk NR25 7RX, which has been on the market for 194 days.
There are 55 properties currently listed in Cley-next-the-Sea, with 52 still actively for sale and 3 recorded as SSTC. The current sample includes a 3-bed terraced house at Cley-Next-The-Sea, Norfolk NR25 7RU priced at £475,000, now SSTC after 145 days, and a 3-bed terraced property on High Street, Cley, Holt, Norfolk NR25 7RX at £595,000, still for sale after 194 days. At the upper end sits a 10-bed detached property at Cley, Holt, Norfolk NR25 7RP for £2,650,000, listed only 3 days ago, alongside a more modest 2-bed semi-detached cottage, described as A Tasteful and Attractive Cottage in Cley NR25 7RU, at £350,000 and now SSTC after 201 days. A 3-bed mid-terrace cottage in the heart of the village, at NR25 7RR, is listed at £495,000 and has been on the market for 59 days, while a 4-bed detached house at Cley Next The Sea, North Norfolk NR25 7RR is priced at £495,000 after 127 days.
No Land Registry completed sale prices have been supplied for Cley-next-the-Sea as part of this report. The listings referenced elsewhere in this report, including those marked SSTC, represent agreed sales that have not yet legally completed, and should not be read as finalised transaction prices. For verified completed sale figures for this village, buyers and sellers are best served by consulting the Land Registry directly or contacting us for the most current sold price data as it becomes available.
Cley-next-the-Sea’s average price of £691,495 sits well above the Norfolk county average of £377,390, a gap of £314,105, or 83.2%. The village’s average time on market, at 761 days, is also considerably longer than the Norfolk average of 390 days, a difference of 371 days. Together these figures place Cley-next-the-Sea at the higher-value, slower-moving end of the county’s property market, rather than tracking the broader Norfolk pattern.
Set against its immediate neighbours, Cley-next-the-Sea is the highest-priced of the three at £691,495. Wiveton averages £671,495, just £20,000 lower, and shares an identical SSTC rate of 15.0%, suggesting the two villages currently move at a similar pace. Blakeney averages £541,400, a difference of £150,095, but records a notably stronger SSTC rate of 26.0%, indicating more active turnover there despite the lower price point. Langham, the most affordable of the group at £454,000, a difference of £237,495 against Cley-next-the-Sea, shows the softest SSTC rate at 5.0%.
Cley-next-the-Sea is one of those North Norfolk villages where the geography does much of the talking, with the salt marsh, the working windmill and the narrow flint-walled lanes all shaping how the place is experienced day to day. Property here ranges from compact terraced cottages tucked along the High Street to substantial detached houses commanding views out toward the coast, which is reflected in a price range running from £325,000 up to £2,650,000. It is a village that draws people looking for a genuine sense of place rather than a commuter convenience, and the housing stock, still dominated by detached and terraced homes rather than newer developments, reflects that character.
Selling in Cley-next-the-Sea currently means preparing for a longer marketing period than the county norm, with the average time to sell here at 761 days against a Norfolk average of 390. That is not a reason to under-price a property, given the average asking figure of £691,495 and a top end reaching £2,650,000, but it does mean vendors should expect sustained marketing rather than a quick result. With 25.0 months of inventory currently on the market, standing out among 52 active competing listings, through accurate pricing and honest presentation from the outset, matters more here than in a faster-moving market.
Selling or buying in a village where the average listing takes 761 days to find a buyer calls for an agent who understands why, property by property, rather than one relying on generic marketing. We track how each of Cley-next-the-Sea’s current 55 listings, from the £350,000 semi-detached cottage to the £2,650,000 detached property on NR25 7RP, is performing individually, not just how the village compares on paper. That granular local knowledge, built from watching this specific market over time, is what separates a considered pricing strategy from a guess.
The Ivybridge Collection maintains an ongoing presence in the market for Cley-next-the-Sea, tracking the village’s 55 current listings alongside its neighbouring settlements along the North Norfolk coast. Our familiarity with this specific stretch, from the flint terraces near the High Street to the larger detached houses toward the marshes, means we can speak to how an individual property sits within the wider 761-day average time on market, not simply quote a headline figure.
Given an average of 761 days on market and 25.0 months of inventory, our professional advice to sellers in Cley-next-the-Sea is to price against genuinely comparable recent activity rather than the village’s own average, which is heavily influenced by a small number of high-value outliers, including a current £2,650,000 listing. For buyers, we would advise reviewing how long a specific property has actually been marketed, since 761 days is an average across a wide price range from £325,000 to £2,650,000, and individual circumstances vary considerably. Anyone making a significant financial commitment in this market should also seek independent legal and mortgage advice specific to their own position, rather than relying on market averages alone.
This report on Cley-next-the-Sea reflects a snapshot taken on 1 August 2026, drawing on current listing data covering all 55 properties on the market, a comparable sample of 20 listings used to analyse property type mix, and county-level figures for Norfolk. Where Land Registry completed sale prices were not available for this village at the time of compiling this report, that has been stated plainly rather than substituted with unconfirmed figures.
If you are weighing up a move in Cley-next-the-Sea, whether that means testing the market as a seller or trying to understand what a particular asking price really reflects, we would be glad to talk it through. Get in touch for a private valuation or a straightforward conversation about how the current figures, from the 761-day average time on market to the 25.0 months of inventory, apply to your own circumstances.
For readers comparing options across this part of the coast, our reports on Wiveton and Blakeney cover villages within a similar price bracket and short distance of Cley-next-the-Sea, while the Langham market report sets out figures for a notably more affordable neighbouring village. Reading these alongside this report gives a fuller picture of how price, SSTC activity and time on market vary across this small cluster of North Norfolk settlements.
