Congham’s current market is defined by a striking gap between supply and completed transactions. There are 43 properties listed for sale in the village at the time of this report, yet only 1 of those has progressed to sold subject to contract, leaving 42 homes still actively seeking a buyer. The average time a property spends on the market here is 338 days, and at the current pace of sales this represents 11.1 months of inventory. Asking prices span a wide range, from £240,000 to £765,000, with an average of £313,400 across the market. Detached houses make up the bulk of the comparable listings analysed, at 70% (14 of 20), with semi-detached houses accounting for the remaining 30% (6 of 20). Taken together, these figures point to a market where stock is plentiful relative to demand, and where sellers need to price with real precision to stand out among 42 competing, still-available homes.
Current market status
Price summary
Property type mix (from 20 comparable listings)
The clearest trend in Congham’s current figures is the very low conversion of listed stock into agreed sales: just 1 of the 43 properties on the market is currently sold subject to contract. That is reflected in the 11.1 months of inventory sitting on the market, a figure that points to supply well ahead of the pace at which homes are being taken under offer. Average days on market stands at 338, which is actually 53 days fewer than the wider Norfolk average of 391, so Congham homes are, relatively speaking, moving somewhat quicker than the county norm even though 338 days is still a long marketing period in absolute terms. The average price of £313,400 sits 17.2% below the Norfolk county average of £378,509, which is a meaningful part of the story here, this is a market where value relative to the county is real, but where that value has not yet translated into a faster sales rate.
With 11.1 months of inventory currently on the shelves and only 1 of 43 listed properties under offer, Congham sits firmly on the buyers’ side of the market at present. A market with many months of unsold stock and a low proportion of properties progressing to SSTC generally hands negotiating leverage to purchasers rather than sellers, and that is the pattern the current Congham figures show. The 338-day average time on market reinforces this, homes here are typically not moving quickly, even though that figure compares favourably against the Norfolk-wide average of 391 days. For sellers, this means realistic pricing against the £313,400 average, and against genuinely comparable stock, matters more than it would in a market with a lower months-of-inventory figure.
Momentum in Congham currently reads as subdued rather than accelerating. Only 1 property out of 43 has moved to SSTC status, which is a modest conversion rate against the active pool of 42 still-available homes. The 338-day average days on market figure, while below the Norfolk county average of 391 days, still indicates that properties typically require sustained marketing before finding a buyer. There is no evidence in the current data of a sudden shift in either direction, this looks like a steady, unhurried market rather than one that is either heating up or sharply cooling, with the 11.1 months of inventory suggesting stock will need time to work through at the present rate of activity.
Buyer negotiating strength in Congham currently sits at a moderate to strong level. With 42 of the 43 listed properties still actively for sale and only 1 under offer, buyers are not competing against a fast-moving pool of agreed sales. The 11.1 months of inventory and the 338-day average days on market both support a measured approach to offers, sellers whose homes have already been on the market for an extended period, in particular, may be more open to negotiation than the asking price alone would suggest. That said, with an average price of £313,400 sitting 17.2% below the Norfolk county average, well-priced properties within this range should still be approached with informed, comparable-based offers rather than aggressive undercutting, since genuine value at this level can still attract interest.
What stands out to us in Congham is the sheer breadth of the price range on offer, from £240,000 up to £765,000, within what is a small Norfolk village. That spread tells its own story: this is not a uniform commuter estate but a genuine mix of modest semi-detached homes and larger detached properties, often with land, period features, or a particular rural setting that commands a premium. We have found that buyers drawn to Congham are rarely comparing it purely on price against neighbouring villages, they are weighing up a specific property’s character, plot, and condition against the 338-day patience this market typically demands. Understanding which end of that £240,000 to £765,000 range a given home genuinely competes in, rather than treating the £313,400 average as a single benchmark, is the difference between a sale that moves and one that sits.
A closer look at Congham’s figures shows a market shaped as much by the spread of stock as by any single average. The £313,400 average price masks a price range running from £240,000 to £765,000, a factor of more than three times between the least and most expensive property currently listed. With 70% of comparable listings being detached houses (14 of 20) against 30% semi-detached (6 of 20), the detached segment naturally pulls the upper end of that range and the overall average upward. Set against this, the 11.1 months of inventory and the fact that only 1 of 43 properties is currently SSTC suggests that demand has not been sufficient to absorb the available stock at the rate sellers might hope for, even with prices already sitting 17.2% below the Norfolk county average of £378,509. The 338-day average days on market, while 53 days faster than the county’s 391-day average, confirms that patience remains a defining feature of transactions here rather than an exception.
Buying in Congham currently means operating in a market with real room to negotiate, but also one that requires genuine homework. With 11.1 months of inventory and an average of 338 days on market, there is rarely pressure to move on the first viewing, properties such as Grimston Road (£375,000, 343 days on market) or Low Road, Grimston (£400,000, 477 days on market) illustrate how long some homes have already been available, which is useful context when forming an offer. At the other end, faster-moving listings like Lynn Road (£425,000, only 16 days on market) show that well-priced or well-presented properties can still attract quick interest even in a slower overall market. Buyers should look closely at how a property’s asking price and time on market compare with others in its own type and price band, rather than judging solely against the village-wide £313,400 average, given the range runs from £240,000 to £765,000.
Our considered view is that Congham currently offers genuine value for buyers prepared to take a patient, research-led approach, with prices sitting 17.2% below the Norfolk county average and 11.1 months of inventory giving room to negotiate. This is not a market defined by urgency, only 1 of the 43 properties currently listed has progressed to SSTC, and the 338-day average days on market confirms that most transactions here take real time to conclude. For sellers, that same data is a clear signal that pricing needs to reflect the specific property, its type, and its condition against genuinely comparable stock, rather than an assumption that demand will simply arrive. We think the wide £240,000 to £765,000 price range is Congham’s defining characteristic right now, and any strategy, whether buying or selling, needs to start from where a given property actually sits within that spread.
For an investor assessing Congham, the current headline figures are an average price of £313,400 against a price range of £240,000 to £765,000, and a market carrying 11.1 months of inventory with only 1 of 43 properties currently SSTC. That combination points to a market where stock is not moving quickly, and where an investor would need to factor in a potentially extended holding or resale period based on the 338-day average days on market. No rental yield or demand data is available in this data set for Congham, so any income-based investment case would need to be built on separate local rental research rather than the figures presented here. On price alone, the 17.2% discount to the Norfolk county average of £378,509 is a relevant reference point, but the low SSTC rate suggests a cautious, longer-term view is more appropriate than an expectation of rapid turnover.
Of the 20 comparable listings analysed for Congham, 70% (14) are detached houses and 30% (6) are semi-detached houses, and this mix plays directly into the £313,400 average price and the £240,000 to £765,000 overall range. Detached stock currently on the market illustrates the higher end of that spread, Church Hill is listed at £325,000 for a 3 bedroom home, Grimston Road at £375,000 for a 2 bedroom home, Low Road, Grimston at £400,000 for a 4 bedroom home, and Lynn Road at £425,000 for a 3 bedroom home, together showing the range of bedroom counts within the detached segment. The semi-detached listings sit toward the lower end of the range by comparison, with Tony Scase Court at £270,000 and Low Road, Roydon at £240,000, both three bedroom homes. With detached properties dominating the current stock at 70%, they naturally have the greater influence on where the village-wide average sits, while the semi-detached examples show where more affordable entry points into Congham can be found.
There are 43 properties currently listed for sale in Congham, of which 42 remain actively on the market and 1 is sold subject to contract. Among the current comparable listings, Church Hill, Congham (PE32 1DT) is on the market at £325,000 for a 3 bedroom detached house, having been listed for 114 days. Grimston Road, Congham (PE32 1DR) is priced at £375,000, a 2 bedroom detached house, and has been on the market for 343 days. Lynn Road, Grimston (PE32 1AD) is listed at £425,000 for a 3 bedroom detached house and has attracted attention quickly, at just 16 days on market. Tony Scase Court, Grimston (PE32 1AY) offers a 3 bedroom semi-detached house at £270,000 after 324 days on market, Low Road, Grimston (PE32 1AF) is a 4 bedroom detached house at £400,000 after 477 days on market, and Low Road, Roydon (PE32 1AQ) is a 3 bedroom semi-detached house at £240,000 after 159 days on market. Together these six listings span the village’s full price and type range.
Land Registry records for Congham show six completed sales in recent periods, distinct from the properties currently listed or under offer above. Flintham Lodge, St Andrews Lane sold for £675,000 as a detached property on 2024-09-27. Owl Barn, Grimston Road sold for £475,000, recorded as a semi-detached property, on 2025-03-24. 13, St Andrews Lane sold for £465,000, also semi-detached, on 2024-12-06. Robin Cottage, St Andrews Lane sold for £450,000 as a detached property on 2026-03-31. 31, Keepers Lane sold for £243,000, a terraced property, on 2025-09-22. 36, Low Road sold for £222,000 as a detached property on 2025-04-08. These six completed transactions, ranging from £222,000 to £675,000, give a factual baseline of what has actually exchanged in Congham, as distinct from current asking prices.
Congham’s average price of £313,400 sits below the Norfolk county average of £378,509 by £65,109, a difference of 17.2%. On days on market, Congham’s average of 338 days compares favourably with the county-wide figure of 391 days, a difference of 53 fewer days. Taken together, these two figures suggest Congham offers lower average prices than Norfolk as a whole, alongside a marketing period that, while still lengthy in absolute terms, is somewhat shorter than the county norm. This combination of below-average pricing and comparatively quicker turnover is a relevant data point for anyone weighing up Congham against the wider Norfolk market.
Against its nearest neighbouring markets, Congham’s average price of £313,400 is the lowest of the group. Harpley has an average price of £348,500, £35,100 higher than Congham, alongside an SSTC rate of +10.0%. Great Massingham sits at £333,500 on average, £20,100 above Congham, with an SSTC rate of +10.0%. Castle Rising is the most expensive of the three at £416,996, a difference of £103,596 versus Congham, with an SSTC rate of +9.0%. Congham’s own SSTC rate of +5.0% is lower than all three neighbouring areas, which, alongside its lower average price, points to a market that currently offers more affordable stock but with comparatively less immediate buyer conversion than Harpley, Castle Rising or Great Massingham.
Congham is a small, quietly rural Norfolk village north of King’s Lynn, and its property market reflects that scale directly, this is a place where 43 homes for sale represents a genuine slice of the local housing stock rather than a fraction of a much larger pool. Its lanes take in outlying hamlets and addresses around Grimston and Roydon, which is why several of the current comparable listings carry Grimston or Roydon postal addresses despite sitting within the same rural catchment. The building stock leans heavily toward detached houses, in keeping with a village shaped by farmhouses, converted barns, and generously proportioned family homes rather than dense modern estates. For those who know the area, the appeal has always been the combination of genuine rural quiet with reasonably practical access into King’s Lynn for schools, shops, and the rail line onward to Cambridge and London, without the price premium attached to villages closer to the coast.
Selling in Congham right now means competing against 42 other actively marketed properties, in a market where the average time to a sale is 338 days and where only 1 of the 43 current listings has reached SSTC status. With 11.1 months of inventory on the market, sellers need pricing that is disciplined against genuinely comparable stock, homes such as Church Hill (£325,000, 3 bed detached, 114 days on market) or Lynn Road (£425,000, 3 bed detached, just 16 days on market) show that accurately priced, well-presented properties can still attract interest noticeably faster than the village average, even without yet reaching SSTC. Given the £240,000 to £765,000 range across current listings, positioning a property correctly within that spread, and being realistic about where comparable detached or semi-detached homes have actually sold via Land Registry records, is central to achieving a sale in a market of this pace.
Selling or buying in a village where prices range from £240,000 to £765,000 and where 11.1 months of inventory currently sits on the market requires an agent who works from actual comparable data rather than a single village-wide average. At The Ivybridge Collection, our approach for Congham starts with the specific listing and Land Registry evidence, cross-referencing current asking prices such as those on Church Hill, Grimston Road and Lynn Road against completed sales like Robin Cottage on St Andrews Lane and Owl Barn on Grimston Road, so that pricing and negotiation strategy for any individual property is grounded in what has genuinely happened in this market, not a generic figure.
The Ivybridge Collection maintains an ongoing presence across this part of rural Norfolk, and Congham falls within our regular working area alongside the neighbouring villages we also cover in detail. We track the village’s listings, from properties like Church Hill and Grimston Road through to completed Land Registry sales such as Flintham Lodge and Robin Cottage, on an ongoing basis, which means our valuations for Congham properties are built on current, local, and verifiable data rather than assumptions carried over from other parts of the county.
Our professional recommendation for anyone selling in Congham is to price against genuinely comparable evidence rather than the village-wide average of £313,400 alone, given the market spans £240,000 to £765,000 and includes both detached and semi-detached stock with materially different profiles. With 11.1 months of inventory and an average of 338 days on market, sellers should expect a realistic marketing period and budget their plans accordingly, while ensuring the property is presented and priced correctly from the outset, since the data shows that well-positioned listings, such as those achieving SSTC status in a fraction of the average time, do exist even within a slower overall market. For buyers, we would advise treating the 42 actively marketed properties as a genuine opportunity for measured, evidence-based negotiation, supported by both current asking prices and the completed Land Registry sales for the village.
This report on Congham reflects a snapshot taken on 2026-08-01, drawing on current live listings, Land Registry completed sale records, and aggregated market data covering 43 properties for sale, 20 comparable listings analysed for type mix, and six recent completed transactions. Figures such as average price, days on market, and months of inventory are calculated directly from this data set and are updated periodically to reflect changing market conditions in the village.
If you are weighing up a move in Congham, whether buying against the current £240,000 to £765,000 range or considering selling into a market carrying 11.1 months of inventory, we would welcome the chance to talk through what that means for your specific property or search. Get in touch with our team for a straightforward, evidence-based valuation or a candid discussion of where your plans fit within Congham’s current market.
For a wider view of the local market around Congham, our reports for neighbouring areas provide useful context. See how conditions compare in Harpley, where average prices and SSTC rates run higher than Congham’s own figures, in Castle Rising, the most expensive of the three neighbouring markets, and in Great Massingham, which sits between the two on price while maintaining a notably higher SSTC rate than Congham.
