Updated July 2026
Why is a Norfolk village commanding an average asking price of £389,300 while maintaining a 55% sales subject to contract rate? At first glance, that might seem contradictory for a market labelled as a strong buyers’ market.
The interesting thing is how Coltishall outpaces its wider district, sitting at a 14.8% price premium over surrounding areas. What this actually tells us is that affluent buyers view this riverside setting as a distinct micro-market insulated from broader county trends.
With 66 properties currently on the market and 20 sales recorded over the last 12 months, volume remains steady rather than overwhelming. Many people assume higher inventory dilutes values, but the numbers suggest a resilient ecosystem where upper quartile homes continue to command attention.
One of the most reliable ways to assess the market is by looking at the percentage of homes marked as “Sold STC” or “Under Offer” compared with the total number of properties on the market.
With 66 properties available and 36 under offer, With 55% of properties under offer, the market is broadly balanced between buyers and sellers.
At current sales rates, there is approximately 14.3 months of inventory, above the 6-month threshold of a balanced market.
Prices are moving upward with +8% growth over the past year. Seller confidence is increasing.
Buyers have reasonable room to negotiate. With 55% of properties under offer and 14.3 months of inventory, the market allows for measured decision-making.
Experience in the upper quartile of Norfolk property reveals that Coltishall operates on a different psychological clock than commuter belt outposts. When inventory sits at 14.3 months of supply, casual observers predict price corrections, yet historical resilience proves otherwise with 23% growth over five years.The real story here is not sluggishness, but a profound recalibration where vendors who match asking prices to verified Land Registry medians – sitting at £320,000 across 230 transactions – achieve swift conclusions, while ambitious pricing results in extended stays on the market.
Look behind the headline figures and you will find an average asking price of £506,636 for detached houses against an overall average of £389,300. At first glance, that wide gap reveals a two-tier structure where premium detached properties drive the upper end of the village economy.
Meanwhile, terraced homes averaging £237,000 and semi-detached properties at £375,000 provide vital stepping stones into the parish. The interesting thing is that despite a 14.3-month inventory pointing towards a strong buyers’ market, homes are still achieving robust figures like the £835,000 detached sale and the £2,100,000 transaction recorded in the recent Land Registry dataset.
What this actually tells us is that while average days on market stretches to 205, well-presented properties with realistic pricing escape the sluggishness entirely. Buyers have leverage across the broader pool, but unique architectural assets face zero discounting.
Armed with 66 active listings and a market labelled as a strong buyers’ market, incoming purchasers hold genuine negotiating leverage for the first time in years. Many people assume every vendor is entrenched, but with 205 days on market acting as an average baseline, motivated sellers are increasingly open to sensible discussions.
The lifestyle reward for securing a foothold here extends far beyond bricks and mortar, offering Georgian architecture framing the River Bure and historic moorings that define everyday life. Securing a property requires looking past the 14.3 months of inventory to identify homes where pricing aligns with realistic market sentiment rather than peak-era aspirations.
Navigating Coltishall requires acknowledging the friction between a 14.3-month inventory and an impressive 55% sales subject to contract rate. At first glance that spread looks paradoxical, but it simply highlights a bifurcated market where unappealing stock lingers while exceptional properties transition smoothly.
Our strategic recommendation for participants in this parish is absolute precision – vendors must price with acute awareness of historical medians, while buyers should use extended marketing periods to negotiate firmly without missing out on irreplaceable character homes.
Rental data will be added as it becomes available. Contact us for a full investment assessment of a specific property.
A snapshot of 20 residential properties currently listed in Coltishall, sorted by price.
| Date | Address | Price | Type |
|---|---|---|---|
| 2025-04-04 | 24, High Street, Coltishall, NR12 7DH | £172,500 | Terraced House |
| 2025-08-11 | 15, Old Bakery Court, Coltishall, NR12 7DQ | £185,000 | Flat |
| 2025-07-23 | 12, Old Bakery Court, Coltishall, NR12 7DQ | £215,000 | Flat |
| 2026-02-16 | 8, The Maltings, Coltishall, NR12 7DZ | £195,000 | Terraced House |
| 2025-11-07 | 9, Church Street, Coltishall, NR12 7DJ | £545,000 | Terraced House |
| 2025-11-27 | 4, Gt Hautbois Road, Coltishall, NR12 7JN | £835,000 | Detached House |
| 2025-03-28 | The Old House, Church Street, Coltishall, NR1 | £2,100,000 | |
| 2025-11-26 | Cydonia, Rectory Road, Coltishall, NR12 7HF | £297,000 | Detached House |
| 2026-04-02 | 22, St Margarets Close, Horstead, NR12 7ER | £180,000 | Terraced House |
| 2025-08-08 | 28, St Margarets Close, Horstead, NR12 7ER | £260,000 | Terraced House |
| 2025-01-13 | 11, St Margarets Close, Horstead, NR12 7ER | £362,000 | Detached House |
| 2025-06-23 | 9, St Margarets Close, Horstead, NR12 7ER | £255,000 | Detached House |
| 2025-05-23 | 14, Rectory Close, Coltishall, NR12 7HJ | £312,500 | Terraced House |
| 2025-07-18 | 34, Rectory Road, Coltishall, NR12 7HP | £328,000 | Semi-Detached House |
| 2025-03-26 | 1, Rectory Road, Horstead, NR12 7EP | £160,466 | Semi-Detached House |
| Area | Avg Price | Growth 1Y |
|---|---|---|
| Coltishall | £389,300 | +8% |
| District average | £353,040 | – |
| Norfolk county average | £313,314 | – |
Coltishall commands a 14.8% premium over the wider district average, reflecting its desirability.
| Area | Avg Price | SSTC % | Days on Market | Market |
|---|---|---|---|---|
| Coltishall | £389,300 | 55% | 205 | Strong Buyers’ Market |
| Horstead | £350,500 | 10% | 608 | Strong Buyers’ Market |
| Belaugh | £521,500 | 45% | 761 | Strong Buyers’ Market |
| Scottow | £444,500 | 10% | 277 | Strong Buyers’ Market |
| Hoveton | £322,000 | 11.8% | 608 | Strong Buyers’ Market |
| Wroxham | £488,000 | 20% | 507 | Strong Buyers’ Market |
| Salhouse | £403,500 | 30% | 277 | Balanced Market |
Georgian brickwork meets maritime heritage along the broad reaches of the River Bure, establishing a visual character unique to this Norfolk parish. Stately properties line the waterfront where trading wherries once moored, creating an architectural tapestry that commands the 14.8% price premium over the wider district.
Daily life revolves around independent local merchants, historic hostelries, and tranquil riverside walks stretching towards Horstead and Belaugh. Connectivity remains remarkably practical, offering straightforward arterial routes into Norwich while retaining the unhurried rhythm of Broadland life.
Achieving a successful sale when average days on market stands at 205 demands an uncompromising approach to initial launch strategy. Setting asking prices above the £506,636 detached average without matching upper quartile presentation standards will guarantee prolonged exposure in a 14.3-month inventory environment.
The data confirms that achieving the 55% sales subject to contract rate requires aligning your property against recent benchmarks, such as the £835,000 detached transactions. Treat presentation as an investment rather than a chore, ensuring your home stands out among the 66 properties currently competing for attention.
Selecting representation in a parish where inventory reaches 14.3 months requires looking beyond generic high street portals to find specialists who understand micro-market valuation. The difference between an agency that achieves a sale within average timelines and one that leaves a property languishing for 205 days lies in sophisticated pricing architecture and targeted buyer acquisition.
Insist on agents who can demonstrate granular knowledge of recent transactions ranging from £172,500 terraced houses to multi-million pound waterfront residences. True expertise means providing unvarnished valuation advice rather than telling vendors what they want to hear.
At the time of this report, market metrics designate Coltishall as a strong buyers’ market. With 14.3 months of inventory available, purchasers enjoy greater negotiating leverage than seen in previous years. However, the 55% sales subject to contract rate proves that realistically priced homes still move with notable speed.
The average asking price stands at £389,300, while Land Registry records show a broader 5-year average of £405,129 with a median of £320,000. At first glance those figures suggest broad uniformity, but detached properties command a significantly higher average of £506,636.
Living here combines Georgian architectural heritage with immediate access to the River Bure and traditional Broadland scenery. Residents enjoy established local amenities and a distinct community identity that commands a 14.8% price premium over the wider district.
The housing stock spans historic Georgian waterfront houses, substantial detached residences averaging £506,636, semi-detached homes at £375,000, and terraced properties averaging £237,000. This architectural diversity accommodates everyone from first-time buyers to purchasers seeking multi-million pound country houses.
Recent price history shows a positive 1-year growth rate of 8.0%, recovering from previous cyclical adjustments. While 3-year figures reflect past market cooling, the longer 5-year growth stands at a solid 23%.
The average time on market currently rests at 205 days across the wider inventory of 66 properties. What this actually tells us is that while poorly priced homes linger, properties aligned with the £389,300 average achieve agreed sales much faster.
Buyers are drawn to the rare combination of navigable river frontage, historic character, and convenient proximity to Norwich. The 14.8% premium over district values reflects the enduring appeal of its architectural streetscapes and village amenities.
Road connections provide straightforward access into central Norwich and surrounding employment hubs across Norfolk. Residents benefit from rural tranquillity without sacrificing the practicalities of daily commuting.
Coltishall averages £389,300 with a 55% SSTC rate, outperforming nearby Horstead at £350,500 and Wroxham at £488,000 which sits at a 20% SSTC rate. Belaugh commands a higher average of £521,500 with a 45% SSTC rate, reflecting the hyper-local variations across Broadland micro-markets.
Determining accurate value requires looking beyond generic online estimates to examine recent Land Registry transactions ranging from £172,500 apartments to £2,100,000 estates. Professional appraisal must factor in your property’s specific micro-location, architectural merit, and current competition among the 66 active listings.
The parish attracts a balanced demographic of affluent retirees and established families drawn by riverside pursuits and local schooling options. The diverse housing mix, from £375,000 semi-detached homes to expansive detached houses, supports multi-generational relocation.
Long-term capital growth is underpinned by a 23% five-year increase and a persistent 14.8% price premium over the wider district. While 14.3 months of inventory requires careful purchase timing, upper quartile assets continue to demonstrate strong fundamental value.
This Coltishall property market report is compiled using data from the Land Registry, PropertyData, ONS Census data and local market intelligence. It is updated monthly to reflect the latest market conditions.
Data sources: HM Land Registry Price Paid Data (open data), PropertyData.co.uk market analytics, ONS Census 2021, local on-market tracking.
Report generated: July 2026. The Ivybridge Collection. Market intelligence supplied by Property Market Data.
The Ivybridge Collection provides premium property services across Norfolk and Suffolk. For a detailed, personalised assessment of your property in Coltishall, contact our team.
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