Costessey’s current for-sale stock stands at 60 properties, of which just 2 are sold subject to contract, leaving 58 still actively seeking a buyer. That produces an SSTC rate of 10.0%, a figure that marks this out as a market where supply is currently outpacing demand. The average asking price across the village is £345,500, spanning from £155,000 up to £725,000, a range wide enough to include everything from entry-level flats to substantial detached family homes. With an average of 435 days on market and 14.3 months of inventory sitting on agents’ books at the current sales rate, this is not a market moving quickly, and vendors and buyers both need to plan around that reality rather than against it.
Snapshot date: 1 August 2026.
Average price: £345,500. Price range: £155,000 to £725,000.
Properties currently for sale: 60. Sold subject to contract: 2. Still actively for sale: 58. SSTC rate: 10.0%.
Average days on market: 435 days. Months of inventory at the current sales rate: 14.3 months.
Property type mix from the 20 comparable listings analysed: Detached House 65% (13 listings), Semi-Detached House 25% (5 listings), Flat 10% (2 listings).
With only 2 of the 60 properties on the market currently under offer, the SSTC rate of 10.0% points to demand that is markedly softer than in each of Costessey’s nearest neighbours, where SSTC rates run considerably higher. Average days on market sits at 435 days, some 44 days longer than the 391-day Norfolk county average, indicating homes here typically need longer to find a buyer than the wider county norm. Months of inventory at 14.3 confirms a market carrying considerably more stock than the current pace of sales can absorb. Within that overall picture, individual listings tell varied stories: Phoenix Way has attracted interest in just 25 days while the four-bedroom detached on Three Mile Lane has been on the market for 216 days, showing that pricing and presentation still make a measurable difference even in a slower market.
The balance of evidence places Costessey firmly in buyer’s market territory. An SSTC rate of 10.0% means the overwhelming majority of the 60 properties currently listed, 58 of them, remain unsold and actively seeking offers. Months of inventory of 14.3 reinforces this, representing a considerably longer runway of unsold stock than a market moving briskly through its listings would show. Average days on market of 435 days adds further weight, since properties here are taking substantially longer to sell than the 391-day Norfolk average. Taken together, these figures describe conditions that favour buyers, who can afford to be selective and unhurried.
Momentum in Costessey currently reads as subdued rather than accelerating. Just 2 of the 60 listed properties have moved to SSTC, a 10.0% rate that gives little sense of quickening pace. That said, momentum is not uniform: Upper Stafford Avenue (30 days), Phoenix Way (25 days) and Huntingfield Close (44 days) have all found buyer interest relatively quickly, while the four-bedroom detached on Three Mile Lane (216 days) and Middletons Crescent (155 days) illustrate how some properties are struggling to shift. The overall average of 435 days on market and 14.3 months of inventory suggest a market that is settled rather than shifting sharply in either direction at present.
Current conditions put buyers in a reasonably strong negotiating position. With 58 of the 60 listed properties still actively for sale and an SSTC rate of only 10.0%, sellers are competing against a large pool of alternatives. An average of 435 days on market, well above the 391-day Norfolk county figure, means many vendors have already been waiting some time and may be more open to negotiation than the asking price alone would suggest. The 14.3 months of inventory gives buyers room to take their time on viewings and offers rather than feeling pressure to move quickly, though well-presented, realistically priced homes finding buyers within 25 to 44 days show that sensible pricing still attracts prompt interest.
We spend a good deal of time in Costessey, and the pattern we see on the ground matches what the figures show: this is a village where patience pays for both buyers and sellers at present. Vendors who price in line with what similar homes are actually achieving, rather than what a neighbour hoped for at an earlier stage of the market, tend to see interest within weeks rather than months. Those who overreach on price often find themselves among the properties that linger well past a year on the market. Our team’s local knowledge, across New Costessey and the rest of the village, means we can advise sellers on realistic pricing from the outset rather than after months of no viewings.
Costessey’s figures paint a market carrying more stock than it is currently able to clear at pace. Detached houses dominate the comparable listings at 65% (13 of 20), with semi-detached homes making up 25% (5) and flats a smaller 10% (2), and this mix helps explain the wide £155,000 to £725,000 price span around an average of £345,500. Against the Norfolk county average of £378,414, Costessey sits £32,914 lower, a discount of 8.7%, yet its average days on market of 435 runs 44 days longer than the county’s 391-day figure. That combination, a below-average price paired with an above-average time to sell, suggests the current softness has more to do with local supply and buyer sentiment than with the village being overpriced relative to the wider county.
Buying in Costessey right now means having room to be thorough. With 58 properties actively for sale and an average of 435 days on market, there is little pressure to make a snap decision on any single listing. Use that time well: compare a property like the three-bedroom detached on Upper Stafford Avenue at £450,000 against the four-bedroom detached on Three Mile Lane at £400,000, or weigh a two-bedroom semi-detached on Three Mile Lane at £275,000 against the four-bedroom semi-detached on Middletons Crescent at £300,000, to understand what different budgets actually buy here. Given the low SSTC rate of 10.0%, do not assume a property will be snapped up the moment you hesitate, though homes that have moved quickly, such as Phoenix Way in 25 days, show that well-priced properties still find willing buyers without delay.
Our considered view is that Costessey currently rewards patience over urgency, for buyers and sellers alike. The 14.3 months of inventory and the 435-day average time on market are not figures to be alarmed by, but they are figures that should shape expectations. Sellers who set a price grounded in recent completed sales, rather than aspiration, put themselves among the small group achieving SSTC status out of the 60 properties on the market. Buyers who take the time to properly compare the available stock, from £155,000 upward, are working in conditions that genuinely favour a considered approach rather than a rushed one.
For an investor weighing Costessey, the headline figures are an average price of £345,500 across a range of £155,000 to £725,000, and a property type mix skewed heavily towards detached houses at 65% of the 20 comparable listings analysed, with semi-detached homes at 25% and flats at 10%. The market’s slower pace, an average of 435 days on market and 14.3 months of inventory, means any acquisition strategy here should factor in longer hold periods before a resale would likely complete, rather than assuming a quick turnaround. The current SSTC rate of just 10.0% similarly points to a market where exit timing needs realistic planning. Rental yield and demand data specific to Costessey were not available for this report.
Of the 20 comparable listings analysed for Costessey, detached houses make up the clear majority at 65% (13 properties), semi-detached houses account for 25% (5 properties), and flats represent 10% (2 properties). This detached-heavy mix helps explain why the overall price range stretches from £155,000 to £725,000 around an average of £345,500: detached stock such as the four-bedroom home on Phoenix Way at £450,000 or the four-bedroom home on Three Mile Lane at £400,000 sits well above semi-detached examples like the two-bedroom on Three Mile Lane at £275,000 or the four-bedroom on Middletons Crescent at £300,000. With flats making up only 10% of the sample, buyers seeking that property type will find fewer options, which can itself affect how quickly suitable flats are taken up when they do appear.
There are currently 60 properties for sale in Costessey, with 58 of them still actively seeking a buyer and only 2 recorded as sold subject to contract. Among the specific listings available now, Upper Stafford Avenue offers a three-bedroom detached house at £450,000 after 30 days on market, while Phoenix Way’s four-bedroom detached, also priced at £450,000, has been listed for 25 days. Three Mile Lane has two separate listings, a four-bedroom detached at £400,000 after 216 days and a two-bedroom semi-detached at £275,000 after 44 days. Huntingfield Close offers a three-bedroom detached at £350,000, also after 44 days on market, and Middletons Crescent a four-bedroom semi-detached at £300,000, which has been on the market for 155 days. Overall asking prices across the market range from £155,000 to £725,000.
Land Registry records show a run of completed sales in Costessey. 66 Vanguard Chase, a detached house, sold for £410,000 on 17 April 2026. 30 Ottaway Close, a terraced house, sold for £420,000 on 26 March 2026, while 9 Ottaway Close, also terraced, sold for £278,000 on 5 December 2025. 97 Vanguard Chase, a flat, sold for £185,000 on 19 September 2025. 2 Elder Close, a detached house, sold for £345,000 on 11 August 2025, and 41 Vanguard Chase, a semi-detached house, sold for £250,000 on 30 May 2025. These completed transactions, ranging from £185,000 to £420,000, sit within the same broad territory as current asking prices but are a genuinely distinct dataset from the properties still listed or under offer above.
Costessey’s average price of £345,500 sits £32,914 below the Norfolk county average of £378,414, a discount of 8.7%. On days on market, though, the comparison runs the other way: Costessey’s average of 435 days is 44 days longer than the 391-day county average. Together these figures suggest that while Costessey offers relatively better value than the county as a whole on price, homes here are currently taking longer to find a buyer than a typical Norfolk property, a combination worth factoring into both pricing and timeline expectations for anyone buying or selling in the village.
Set against its closest neighbours, Costessey’s £345,500 average price sits between Hellesdon, where the average is £254,500, some £91,000 lower, and Bawburgh, at £368,500, £23,000 higher, and Drayton, at £413,500, £68,000 higher still. What stands out more than price, though, is momentum: Hellesdon’s SSTC rate of 30.0% and Bawburgh’s 32.0% both run well ahead of Costessey’s 10.0%, and even Drayton’s 15.0% outpaces it. That gap suggests Costessey’s current slowdown is more pronounced than in the surrounding area, rather than simply reflecting a countywide trend.
Costessey is a Norfolk village whose current housing stock reflects a broad range of buyers, from first-time purchasers to those seeking more substantial family homes. New Costessey, reflected in road names such as Upper Stafford Avenue and Huntingfield Close among the current listings, forms a significant part of the village’s detached and semi-detached housing stock. The spread of asking prices, from £155,000 up to £725,000, mirrors that mix, taking in everything from entry-level properties to larger detached homes on the newer estates.
Selling in Costessey at present means accepting that this is not a market where an ambitious asking price will simply find its own level through patient waiting. With 58 of the 60 properties currently listed still actively for sale and an SSTC rate of just 10.0%, competition among vendors for buyer attention is real. The average of 435 days on market shows what happens when pricing does not reflect what buyers are actually prepared to pay, while a listing such as Phoenix Way, which found interest within 25 days, shows what is possible when a property is priced and presented to match current buyer expectations from the outset. Anchoring an asking price to genuinely comparable Land Registry completions, rather than to other current asking prices, is the more reliable approach in this market.
Choosing the right agent in Costessey matters more than usual given current conditions, where 14.3 months of inventory and a 435-day average time on market mean weak marketing or misjudged pricing can leave a property sitting unsold for a long time. An agent working this village day to day should be able to talk through specific comparable sales, such as the £410,000 achieved on Vanguard Chase or the £345,000 achieved on Elder Close, and explain honestly where a given property sits against that evidence rather than against what a vendor hopes to achieve. That evidence-led approach is central to how our team operates in Costessey.
The Ivybridge Collection maintains an active presence across this part of Norfolk, and Costessey is a village we know from regular viewings, valuations and conversations with local vendors rather than from a database alone. As part of The Ivybridge Collection‘s coverage of Norfolk and Suffolk, our work in Costessey draws on the same local comparable evidence used throughout this report, from current listings on streets like Phoenix Way and Huntingfield Close to completed Land Registry sales on Vanguard Chase and Ottaway Close.
Our professional advice to anyone selling in Costessey at present is to price against genuinely comparable, completed evidence rather than against other current asking prices. Land Registry completions such as £410,000 for a detached house on Vanguard Chase or £250,000 for a semi-detached house on Vanguard Chase provide a firmer basis than what a similar-looking property is merely asking for now, particularly given that 58 of the 60 current listings remain unsold. For buyers, we would advise building in realistic timelines: an average of 435 days on market means the right property may take longer to secure at the right price than in a faster-moving market, and a measured, well-evidenced offer is generally more effective than an aggressive but poorly supported one. Anyone with specific concerns about financing timelines, survey findings, or chain complexities in this market should seek advice from a qualified conveyancer or independent mortgage adviser alongside any guidance from an estate agent.
This report on Costessey draws on current live listing data, Land Registry completed sale prices, and wider Norfolk county figures, compiled as at 1 August 2026. Figures on properties for sale, SSTC status, days on market and months of inventory reflect the market at that snapshot date, while the completed sale prices cited are drawn separately from Land Registry records. Property type mix figures are taken from a sample of 20 comparable listings analysed for this area. As with any snapshot, conditions can move between updates, and readers should treat the figures here as a guide to conditions at the time of writing rather than a live, real-time feed.
If you are weighing up a move in Costessey, whether buying into the village or considering a sale in current conditions, our team can talk you through what the local evidence, from current listings to completed Land Registry sales, actually means for your own situation. Get in touch with The Ivybridge Collection for a straightforward, evidence-based conversation about your property in Costessey.
For further context, our market reports on neighbouring Hellesdon, Bawburgh and Drayton set out how each of those markets currently compares on price and momentum, useful reading for anyone considering Costessey alongside its immediate surroundings.
