The Downham Market housing market currently shows an average asking price of £271,500, with 104 properties listed for sale and just 3 of those currently sold subject to contract. That works out to an SSTC rate of 15.0%, a figure that points to a market with more supply than active demand at present. Prices on offer span a wide range, from £105,000 up to £450,000, reflecting the mix of flats, terraces and larger detached houses that make up the town’s current stock.
With 101 properties still actively marketed and awaiting a buyer, and an average of 338 days elapsing before a sale is agreed, this is a market that rewards patience on both sides of a transaction. At 11.1 months of inventory at the current sales rate, there is substantially more stock sitting on the market than there is buyer activity to absorb it.
Average asking price: £271,500. Price range across current stock: £105,000 to £450,000.
Properties currently for sale: 104. Of these, 3 are sold subject to contract and 101 remain actively on the market.
SSTC rate: 15.0%. Average days on market: 338 days. Months of inventory at the current sales rate: 11.1 months.
Property type mix from the 20 comparable listings analysed: Detached House 50% (10 properties), Flat 30% (6 properties), Semi-Detached House 15% (3 properties), Terraced House 5% (1 property).
The clearest trend in Downham Market at present is the imbalance between supply and demand. Of 104 properties currently listed, only 3 have moved to sold subject to contract, an SSTC rate of 15.0%, while the remaining 101 are still actively seeking a buyer.
Detached houses dominate the current mix, accounting for half of the 20 comparable listings analysed, followed by flats at 30%. This detached heavy stock, priced between £350,000 and £400,000 in several current examples, is a significant driver of the town’s £105,000 to £450,000 overall price range.
Time on market is the other defining trend: properties are taking an average of 338 days to find a buyer, indicating that the momentum needed to clear the current 11.1 months of inventory has yet to build.
With an SSTC rate of 15.0% and 11.1 months of inventory sitting on the market, Downham Market currently favours buyers. A market carrying this much unsold stock relative to the pace at which it is selling gives purchasers considerably more choice and less urgency than a market where SSTC rates run higher.
Sellers here are competing against 101 other active listings, priced anywhere between £105,000 and £450,000, so pricing accuracy from the outset matters more than it would in a tighter market.
Momentum in Downham Market currently sits below what would be needed to work through the available stock at pace. Only 3 of the 104 properties currently listed have progressed to sold subject to contract, a modest conversion rate that has produced 11.1 months of inventory.
At 338 days, the average time a property spends on the market here is long in absolute terms, though it runs 53 days fewer than the wider Norfolk average of 391 days, suggesting the local market, while unhurried, is not moving noticeably slower than the county as a whole.
The current balance of 101 active listings against just 3 agreed sales gives buyers a reasonably strong hand at the negotiating table. An 11.1 month supply of inventory means sellers are not operating from a position of scarcity, and the 338 day average time to sale suggests that properties priced ambitiously from the outset can sit unsold for a considerable period.
Buyers weighing an offer on a property such as the £400,000 detached house on High Street, which has already been on the market for 302 days, have grounds to negotiate firmly on price and terms. Properties that have only recently come to market, such as the 65 day listings on Ketts Oak Road and Furrow Road, may see sellers holding closer to asking price while initial interest is tested.
Spend any time working the Downham Market patch and you notice the same pattern across price points: well presented, realistically priced homes tend to sell within weeks, while those pitched on hope rather than evidence can sit for months. The £350,000 three bed detached on Ketts Oak Road and the £400,000 four bed on Furrow Road, both on the market for only 65 days, are consistent with that pattern, their pace suggesting asking prices that were aligned with buyer expectations from day one.
By contrast, the two bed detached on High Street at £400,000 has now been available for 302 days, a length of time that tells its own story about the gap between an asking price and current buyer appetite. Our approach with every instruction in this town starts with an honest read of where a property sits against that kind of comparable evidence, not simply what the last valuation suggested.
The spread of days on market among current comparable listings in Downham Market is instructive. The £235,000 two bed semi-detached on Prangley Road has been listed for 145 days and the £325,000 three bed semi-detached on Dairy Gardens for 85 days, while the £350,000 three bed detached on Ketts Oak Road and the £400,000 four bed detached on Furrow Road have each taken just 65 days. This range, from 65 to 302 days within the same small sample, shows that pricing discipline at launch has a far greater bearing on speed of sale here than property type alone.
With detached houses making up half of the 20 comparable listings analysed and commanding the upper end of the £105,000 to £450,000 price range, the town’s average price of £271,500 reflects a blend of that higher value detached stock with a substantial 30% share of flats, which sit at the more affordable end. The 11.1 months of inventory currently on the books, against an SSTC rate of just 15.0%, indicates that supply is currently outpacing the rate at which buyers are committing.
Buying in Downham Market at present means entering a market with genuine choice: 104 properties are currently listed, spanning £105,000 for the most affordable flats up to £450,000 for the largest detached houses. With only 3 of those properties sold subject to contract, buyers are not typically competing against multiple other offers on any given property.
That said, not every property behaves the same way. Homes such as the £350,000 three bed detached on Ketts Oak Road and the £400,000 four bed on Furrow Road, both under offer within 65 days, show that well priced properties still move quickly here. Anything that has been sitting for considerably longer, such as the 145 day listing on Prangley Road or the 302 day listing on High Street, is worth approaching with a clear view on what comparable evidence actually supports, since the seller’s original pricing may need revisiting before a deal is realistically struck.
Our considered view on Downham Market is that it currently sits firmly in buyers’ favour, and sellers who accept that reality early tend to have a smoother experience than those who do not. An SSTC rate of 15.0% against 101 actively marketed properties is not a figure that supports ambitious pricing, and the 338 day average time on market bears that out.
What makes the town worth watching is its value relative to the county: at £271,500, the average price here sits 28.3% below the Norfolk average of £378,633, a gap that continues to draw buyers priced out of more expensive parts of the region. That underlying affordability is, in our experience, the single strongest argument for the town’s medium term appeal, even while the current sales pace stays unhurried.
Average price across current Downham Market listings: £271,500, within an overall range of £105,000 to £450,000. The SSTC rate of 15.0% and 11.1 months of inventory point to a market where stock currently exceeds buyer demand, which is worth factoring into any acquisition timeline.
Rental yield and growth data are not included in this snapshot. Investors considering the town should weigh the 338 day average time on market against their own holding period expectations, and note that the property mix is currently dominated by detached houses at 50% of comparable listings, with flats making up 30%, a factor that will influence both entry price and likely tenant demand depending on strategy.
Detached houses make up 50% of the 20 comparable listings analysed in Downham Market, the largest single category, and this is reflected at the upper end of the price range. Current examples include the £350,000 three bed on Ketts Oak Road, the £375,000 four bed on Wagtail Road, and two £400,000 listings, a two bed on High Street and a four bed on Furrow Road.
Flats account for 30% of the sample, typically sitting toward the lower end of the town’s £105,000 to £450,000 range, while semi-detached houses make up 15%, represented in the current listings by the £235,000 two bed on Prangley Road and the £325,000 three bed on Dairy Gardens. Terraced houses form the smallest share at 5%. This mix, weighted heavily toward detached stock, is a key reason the town’s overall average price of £271,500 sits where it does within the wider range.
As of this report, 104 properties are listed for sale in Downham Market, with 101 still actively seeking a buyer and 3 sold subject to contract. Among the current comparable listings are a £400,000 two bed detached house on High Street, PE38 9HF, on the market for 302 days, and a £235,000 two bed semi-detached house on Prangley Road, PE38 9HF, listed for 145 days.
Also currently available are a £325,000 three bed semi-detached house on Dairy Gardens, PE38 9HF, at 85 days on market, a £350,000 three bed detached house on Ketts Oak Road, PE38 9HF, at 65 days, a £375,000 four bed detached house on Wagtail Road, PE38 9HF, at 99 days, and a £400,000 four bed detached house on Furrow Road, PE38 9HF, at 65 days. Together these six listings illustrate the town’s £105,000 to £450,000 price span and its current lean toward detached stock.
This report does not include Land Registry completed sold price data for Downham Market at this time. The figures elsewhere in this report, including the £271,500 average and the £105,000 to £450,000 range, are drawn from current asking prices and agreed sales, SSTC, rather than completed transactions.
Once verified Land Registry sold price data becomes available for the town, it will be reflected here so that buyers and sellers can see actual completed values alongside current market activity, rather than figures based on properties that have not yet completed.
Downham Market’s average price of £271,500 sits £107,133 below the Norfolk county average of £378,633, a difference of 28.3%. This places the town firmly among the more affordable markets within the county’s coverage, drawn from data across 340 other areas.
The town also moves slightly faster than the county as a whole: the average of 338 days on market here is 53 days fewer than Norfolk’s overall average of 391 days. While both figures point to a slow moving market by any standard, Downham Market is not the slowest corner of the county on that measure.
Against its nearest neighbours, Downham Market is the most affordable of the group. Hilgay carries an average price of £311,750, £40,250 higher than Downham Market, alongside a stronger SSTC rate of 20.0%. Outwell sits much closer in price at £266,000, just £5,500 below Downham Market, but shows considerably stronger demand with an SSTC rate of 30.0% against Downham Market’s 15.0%.
Southery is the closest comparator on price, averaging £271,000, only £500 below Downham Market, though its SSTC rate of 10.0% is lower still. Taken together, these figures suggest that Downham Market’s pricing is well aligned with its immediate neighbours, but its current pace of sales, reflected in that 15.0% SSTC rate, lags behind both Hilgay and Outwell.
Downham Market is a working Fenland market town on the edge of the flatter western reaches of Norfolk, built where the fen meets slightly higher ground above the River Great Ouse. Its clock tower on the High Street remains the town’s visual landmark, and the weekly market still draws a steady local crowd, alongside independent shops, bakeries and cafes that give the centre a genuinely lived in feel rather than a manufactured one.
The town’s rail link, with direct services running north to King’s Lynn and south toward Cambridge and London, has made it a practical base for commuters willing to trade a longer journey for more space and a lower price than towns closer to the capital. Denver Sluice and the surrounding fen waterways sit just outside the town, popular with walkers and anglers, while the surrounding countryside remains largely agricultural, shaping both the local economy and the pace of daily life.
Selling in Downham Market at present means accepting that the average property is taking 338 days to find a buyer, and that 11.1 months of inventory currently sits on the market against the 15.0% of properties that have progressed to SSTC. In practical terms, this means realistic pricing from day one matters more here than in a market where demand is running ahead of supply.
The current comparable listings make the point well. Properties such as the £350,000 detached house on Ketts Oak Road and the £400,000 detached house on Furrow Road, both under offer within 65 days, show that accurately priced homes can still move at a reasonable pace. Sellers whose properties have been on the market for considerably longer, in line with listings like the 302 day High Street property, are usually better served by a pricing review than by waiting out the market.
Selling or buying in a market carrying 11.1 months of inventory and a 15.0% SSTC rate requires an agent who reads local comparable evidence properly rather than leaning on generic advice. We track every current listing in Downham Market, from the £235,000 semi-detached on Prangley Road to the £400,000 detached homes on High Street and Furrow Road, so that pricing recommendations are grounded in what is actually happening on the ground rather than what a seller hopes might happen.
That local detail, built up listing by listing across the town, is what allows us to advise honestly on timing and price, whether that means encouraging a seller to hold firm or recommending an adjustment based on how long comparable properties have genuinely taken to sell.
The Ivybridge Collection maintains an active presence across this part of Norfolk, with Downham Market forming a core part of our local coverage. We monitor every current listing in the town, from the £235,000 Prangley Road semi-detached to the £400,000 detached homes on High Street and Furrow Road, giving us a genuinely current view of how the market is moving rather than a dated snapshot.
For anyone buying or selling in Downham Market, The Ivybridge Collection offers local knowledge built from tracking this specific market, not a generalised regional overview.
Anyone considering a sale in Downham Market should treat the current 338 day average time on market as a genuine planning consideration rather than a figure to dismiss. With 11.1 months of inventory currently on the books and an SSTC rate of only 15.0%, pricing at or close to realistic market value from the outset gives a property the best chance of moving within a reasonable timeframe, rather than joining the pool of listings that have been available for considerably longer.
Buyers, meanwhile, should use the wide spread in current days on market, from 65 days to over 300 days among comparable listings, as a starting point for due diligence on any individual property. A longer listing period is not necessarily a red flag, but it does warrant a direct conversation with the agent about why a property has not yet sold, and whether that history should be reflected in an opening offer. Given the sums involved, anyone uncertain about local pricing evidence should seek a proper valuation grounded in current comparable data before committing to an offer or an asking price.
This report on Downham Market draws on current listing data as of 1 August 2026, including the 104 properties presently for sale, their asking prices, days on market and SSTC status, together with a comparable listings sample of 20 properties. Figures for the wider Norfolk county context, covering the average price and days on market across the other areas within this coverage, are included for comparison. The report is updated periodically as market conditions change, and does not currently include Land Registry completed sold price data for this town.
If you are weighing up a move in Downham Market, whether buying into a market currently offering genuine choice at £105,000 to £450,000, or selling and needing an honest read on pricing against the town’s 338 day average time to sale, we would be glad to talk it through. Get in touch for a straightforward, evidence based conversation about your own property or your search in this town.
For direct comparison, our market reports for Hilgay, Outwell and Southery cover the towns and villages closest to Downham Market, each with their own average price, SSTC rate and days on market. Reviewing those alongside this report gives a fuller picture of how demand and pricing vary across this part of west Norfolk.
