Dilham’s property market, as recorded on 1 August 2026, shows an average asking price of £392,000 across a village stock of 56 properties currently for sale. Of these, 54 remain actively on the market with only 2 recorded as sold subject to contract, an SSTC rate of 10.0%. Asking prices span a wide range, from £32,500 up to £775,000, reflecting a stock that runs from modest plots and cottages through to substantial detached houses. With an average of 1,014 days on market and 33.3 months of inventory at the current sales rate, Dilham is a village where homes sit on the market for a considerable period before finding a buyer, a pattern that shapes almost every other aspect of how this market behaves.
Dilham market data, snapshot dated 1 August 2026:
The clearest trend in Dilham at present is the sheer length of time stock remains listed, an average of 1,014 days on market, which is 625 days more than the Norfolk county average of 389 days. A second trend is the pace at which the 56 current listings are converting to agreed sales, just 2 properties, an SSTC rate of 10.0%, which is markedly lower than the rate seen in each of the three nearest villages. Taken together with 33.3 months of inventory at the present sales rate, these figures point to a market where supply is comfortably outpacing demand, and where stock accumulates rather than clears quickly.
With 33.3 months of inventory on the books and an SSTC rate of just 10.0%, Dilham sits firmly on the buyers’ side of the market. A market with this much stock relative to the rate at which homes are going under offer gives buyers time to view, compare and negotiate without the pressure of competing offers that a tighter market would create. Sellers, by contrast, are operating in conditions where only 2 of the 56 available properties are currently under offer, meaning the majority of the village’s stock is still actively competing for buyer attention.
Momentum in Dilham is subdued rather than shifting quickly in either direction. Of the 56 properties currently listed, only 2 have moved to SSTC, and the average listing has already been on the market for 1,014 days, well beyond the 389 day Norfolk average. This is not a market showing signs of a sudden pickup in buyer activity, nor is there evidence in the current snapshot of a sharp downturn, rather a steady, low turnover pattern where a number of long standing listings account for much of the visible stock.
Buyers approaching Dilham are in a reasonably strong negotiating position. With months of inventory at 33.3 and an SSTC rate of only 10.0%, sellers competing for the limited pool of active buyers have less leverage to hold firm on asking price, particularly where a property has already accumulated significant time on market, several current listings have been available for 260 days or more. For sellers, this means pricing needs to be set with realism from the outset, and any offer that reflects genuine buyer interest is worth serious consideration rather than dismissal.
At The Ivybridge Collection, we see Dilham as a village that rewards patience rather than urgency, both for buyers and for the sellers we advise there. It is a small, low volume market, and the character of the stock, from modest cottages to substantial detached houses fetching £750,000, means each sale tends to be its own story rather than part of a broader price trend. Our approach in Dilham is to price and market individually against what has genuinely sold nearby, rather than lean on generic assumptions that might suit a busier town.
Dilham’s average price of £392,000 sits 3.6% above the Norfolk county average of £378,276, a modest premium given the wide spread of £32,500 to £775,000 across the 56 properties currently listed. That range tells its own story, two listings sit at exactly £32,500, apparently small or unusual plots, while at the other end two detached houses are marketed at £750,000. This spread, combined with 33.3 months of inventory and an SSTC rate of 10.0%, the lowest of the four villages considered here alongside Smallburgh, Barton Turf and Worstead, suggests a market where individual property circumstances, rather than a uniform village wide trend, are driving outcomes. The 1,014 day average time on market reinforces that this is a slow clearing market rather than one moving through quick cycles of turnover.
Buying in Dilham means accepting that stock moves slowly, the average listing has been on the market for 1,014 days, so there is rarely a need to rush a decision through fear of losing out to another buyer. With 54 of the 56 current listings still actively for sale and only 2 under offer, there is genuine choice across a price range running from £32,500 to £775,000. That said, the village’s stock is heavily weighted towards detached houses, 95% of the 20 comparable listings analysed, so buyers looking for a semi-detached or terraced property will find far fewer options and may need to widen their search or watch the market over a longer period.
Our considered view on Dilham is that it remains a village where value can be found by buyers willing to look past headline time on market figures. A 1,014 day average includes properties that have simply been priced ambitiously and left to find the right buyer, alongside others that reflect the low volume of transactions typical of a small village rather than any underlying weakness. We would encourage sellers here to treat the 10.0% SSTC rate as a signal to price carefully from launch, and buyers to use the 33.3 months of inventory as room to negotiate rather than as a reason for concern about the village itself.
For an investor, Dilham presents an average price of £392,000 against a backdrop of 33.3 months of inventory and an SSTC rate of 10.0%, figures that point to a slow turnover, low liquidity market rather than one suited to rapid buy and sell strategies. The 1,014 day average days on market means capital tied up in a Dilham property should be viewed with a long holding horizon in mind. Rental demand data is not yet available for this village, buyers considering a rental strategy should treat this as an outstanding question to research locally before committing, rather than assume favourable conditions.
Of the 20 comparable listings analysed in Dilham, 19 are Detached Houses, 95% of the sample, with a single Semi-Detached House making up the remaining 5%. This heavy skew towards detached stock is a defining feature of the current market, and it is a likely factor in Dilham’s average price of £392,000 sitting 3.6% above the Norfolk county average of £378,276, since detached houses typically achieve higher prices than smaller property types. Completed sales tell a slightly broader story, Land Registry records show recent transactions including a semi-detached property, Oak Cottage on The Street at £347,000, alongside detached sales such as 8 The Street at £620,000 and Byways at £650,000, indicating that while detached houses dominate what is currently listed, other property types do transact in Dilham when they come to market.
As of 1 August 2026, Dilham has 56 properties for sale, with a representative sample including a Detached House on The Street, Dilham NR28 9PS, priced at £32,500 and 383 days on market, a 4 bedroom Detached House on The Street, NR28 9PT, at £750,000 after 260 days, a 3 bedroom Detached House on The Street, NR28 9PT, at £200,000, now sold subject to contract after 73 days, a Detached House on Tylers Cut, NR28 9PS, at £79,500 and only 7 days on market, a further Detached House at £32,500 with 312 days on market, and a characterful 4 bedroom Detached House marketed at £750,000 after 345 days on market. This mix illustrates both the wide price range and the long time frames typical of listings in this village.
Land Registry records show the following completed sales in Dilham. 8, The Street sold for £620,000 as a Detached House on 27 October 2025. 2, Farmhouse Barn, Honing Road sold for £250,000 as a Semi-Detached House on 19 August 2025. Oak Cottage, The Street sold for £347,000 as a Semi-Detached House on 28 May 2025. Rookery Bungalow, Mill Road sold for £310,000 as a Detached House on 29 April 2025. Wherry Cottage, The Street sold for £300,000 as a Terraced House on 17 January 2025. Byways, 1A, The Street sold for £650,000 as a Detached House on 11 November 2024. These are actual completed transactions and give a more reliable picture of achieved value than the current asking prices of listings still on the market.
Dilham’s average price of £392,000 is 3.6% higher than the Norfolk county average of £378,276, a difference of £13,724. The more significant gap is in how long properties take to sell, Dilham’s average of 1,014 days on market is 625 days longer than the Norfolk average of 389 days. This tells us that while Dilham commands a modest price premium over the wider county, it does so with a market that clears far more slowly than the Norfolk norm, a pattern buyers and sellers should factor into their expectations rather than assume Dilham behaves like a typical Norfolk village.
Set against its nearest neighbours, Dilham’s average price of £392,000 is close to that of Smallburgh, which averages £384,500, a difference of only £7,500, though Smallburgh’s SSTC rate of 15.0% runs ahead of Dilham’s 10.0%. Barton Turf commands a higher average price of £456,000, £64,000 above Dilham, alongside a considerably stronger SSTC rate of 31.0%. Worstead sits between the two, averaging £422,500, £30,500 above Dilham, with an SSTC rate of 25.0%. Across all three comparisons, Dilham’s 10.0% SSTC rate is the lowest, suggesting that demand is currently converting to agreed sales more slowly here than in any of its immediate neighbours.
Dilham is a small Norfolk village built around The Street, with its mix of older brick and flint properties sitting alongside more recent additions, and the North Walsham and Dilham Canal running close by, a quiet stretch of water popular with walkers rather than the busier boating traffic found further into the Broads. It is a genuinely rural setting, agricultural land wrapping much of the village, with North Walsham a short drive away for a wider range of shops, schools and services. The pace of life here is unhurried, which is reflected as much in the property market’s long selling timescales as in the village’s day to day feel, this is a place bought into for its setting and quiet rather than for convenience or amenity density.
Selling in Dilham means competing within a small pool, 56 properties currently listed, for a limited number of buyers, evidenced by the 10.0% SSTC rate and 33.3 months of inventory. Realistic pricing at launch matters more here than in a faster moving market, since the average listing already spends 1,014 days on the market, and an overpriced property risks becoming one of the long standing listings that buyers eventually discount as stale. Presentation, accurate description and pricing that reflects genuine recent completions, such as the £620,000 achieved at 8 The Street or £650,000 at Byways, rather than aspirational comparisons, gives a Dilham seller the best chance of a sale within a reasonable timeframe.
Choosing the right agent in Dilham matters because this is a low volume market where a single mispriced or poorly presented listing can sit unsold for years rather than months. The Ivybridge Collection prices Dilham properties against genuine Land Registry completions and the current live stock, not just aspirational asking prices, and we advise sellers honestly when a property needs repositioning rather than leaving it to accumulate time on market. Our familiarity with the village’s mix, predominantly detached houses with occasional semi-detached and terraced sales, means we can set expectations accurately from the first conversation.
The Ivybridge Collection covers Dilham as part of our wider Norfolk and Suffolk coverage, and we track this village’s listings, agreed sales and completions alongside those of its immediate neighbours, Smallburgh, Barton Turf and Worstead, so that our valuations reflect what is actually happening on the ground rather than assumptions carried over from busier markets. Anyone considering a move in or out of Dilham can reach our team through The Ivybridge Collection for a conversation grounded in this village’s own figures.
Our professional advice for anyone selling in Dilham is to price against completed Land Registry sales, not against the asking prices of properties that have yet to find a buyer, several current listings have already been on the market for well over a year. For buyers, take the 33.3 months of inventory as an invitation to view thoroughly and negotiate on the evidence of recent completions rather than list price alone. Anyone unsure how these figures apply to a specific property should seek a proper valuation rather than rely on village wide averages, given how widely prices here range, from £32,500 to £775,000.
This report reflects Dilham’s property market as recorded on 1 August 2026, drawing on current live listings, Sold Subject to Contract data and completed Land Registry sales for the village, alongside comparative figures for Smallburgh, Barton Turf, Worstead and the Norfolk county average. Figures are a snapshot taken at that date and will shift as new listings, agreed sales and completions are recorded.
If you are weighing up a move in Dilham, whether buying into the village or considering a sale, our Private Property Brief gives you a grounded, evidence-based view of where a property sits against genuine recent completions and current live stock rather than guesswork. Get in touch with our team for a conversation about your Dilham property and what the current figures mean for you.
For a wider picture of this part of Norfolk, our market reports for the neighbouring villages of Smallburgh, Barton Turf and Worstead cover the same range of data, average price, SSTC rate, days on market and completed sales, allowing direct comparison with Dilham’s own figures.
