Updated July 2026
Why are 26 properties creating a fascinating standoff between buyers and sellers in Earsham? At the time of this report, the average asking price sits at £297,000, masking a deeper divide between detached homes commanding an average of £468,182 and terraced properties at £252,500. At first glance that might sound like a market losing momentum, with a one year growth rate of -6.2%. The interesting thing is that despite a headline cooling, the local market maintains a 50% SSTC rate, proving that properly positioned homes find ready buyers. Sitting alongside neighbouring Bungay and Ditchingham, Earsham offers a distinct architectural and pricing profile where balanced market conditions prevail across 16.7 months of inventory.
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 26 properties available and 13 under offer, With 50% of properties under offer, the market is broadly balanced between buyers and sellers.
At current sales rates, there is approximately 16.7 months of inventory, above the 6-month threshold of a balanced market.
Prices have fallen -6.2% over the past year, creating opportunities for well-positioned buyers.
Buyers have reasonable room to negotiate. With 50% of properties under offer and 16.7 months of inventory, the market allows for measured decision-making.
Earsham presents a compelling study in market recalibration, where historical 5-year growth of +12.7% contrasts sharply with a 3-year price change of -9.5%. At The Ivybridge Collection, we view this phase not as a downturn, but as a healthy normalisation where architectural integrity and realistic vendor expectations dictate success. The village premium sitting at -6.7% relative to the wider district offers a rare window of opportunity for discerning buyers seeking classic Norfolk and Suffolk border character without paying inflated district premiums.
With 20 sales recorded over the last twelve months and an average days on market stretching to 274, patience is no longer optional for sellers in Earsham. What this actually tells us is that buyers are exercising profound caution, taking nearly nine months to commit to a purchase unless a property hits the sweet spot of presentation and value. Land Registry figures over a five year horizon show 483 transactions averaging £301,931, yet recent annual adjustments reflect a -5.8% downward revision in closed prices. Many people assume this signals a permanent retreat in values, but the numbers suggest a pricing reset following the pandemic surge rather than a structural decline. Detached properties averaging £364,215 in historical registry data compared to current asking averages of £468,182 indicate that owners of larger homes are testing the upper brackets of Earsham. Realistically priced properties continue to attract strong competition, while ambitious pricing results in prolonged stagnation on portal listings.
Buyers navigating Earsham face an environment of substantial choice, with 26 properties available and 16.7 months of inventory giving purchasers genuine negotiating leverage. At first glance that might sound daunting for sellers, but for buyers it means time to conduct thorough due diligence across varied housing stock, from semi-detached homes averaging £267,500 to substantial detached residences. Beyond the financial metrics, living here places residents amidst sweeping pastoral landscapes flanking the River Waveney, combining rural tranquillity with immediate proximity to the historic market town amenities of Bungay. Securing a property here requires identifying vendors whose asking prices reflect the current -6.2% annual growth reality rather than historical peaks.
Our Considered View is that Earsham occupies a pragmatic middle ground between lifestyle aspiration and fiscal reality. While a 16.7 month inventory level points to an oversupply of overly ambitious pricing, the robust 50% SSTC rate proves that liquidity remains entirely intact for well executed instructions. The strategic recommendation for anyone transacting in Earsham is straightforward: align pricing strategy with empirical evidence from day one, avoiding the trap of chasing a market that has recalibrated from its 2023 peak down to current levels.
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 Earsham, sorted by price.
| Date | Address | Price | Type |
|---|---|---|---|
| 2025-06-11 | Cherrywood, Church Road, Flixton, NR35 1NU | £420,000 | Detached House |
| 2025-05-29 | Edgewood, Church Road, Flixton, NR35 1NU | £425,000 | Detached House |
| 2025-10-07 | 2, St Marys Close, Flixton, NR35 1NX | £280,000 | Detached House |
| 2025-10-28 | 3, St Marys Close, Flixton, NR35 1NX | £325,000 | Detached House |
| 2025-05-01 | The Buck, Earsham, NR35 2AG | £360,000 | Detached House |
| 2025-08-22 | Mink Farm, Abbey Road, Flixton, NR35 1NL | £566,000 | Detached House |
| 2025-06-27 | Saw Mills, Deer View 5, Flixton Hall Estate, | £425,000 | Semi-Detached House |
| 2025-03-31 | Saw Mills, 1, Flixton Hall Estate, Flixton, N | £470,000 | Terraced House |
| 2025-04-22 | 7, Waveney Crescent, Earsham, NR35 2TW | £222,500 | Detached House |
| 2025-10-27 | Waveney House, Milestone Lane, Earsham, NR35 | £410,000 | Detached House |
| 2026-03-03 | Kingsbury House, Church Road, Earsham, NR35 2 | £395,000 | Detached House |
| 2025-08-04 | Wayside, Church Road, Earsham, NR35 2TJ | £275,000 | Semi-Detached House |
| 2025-10-28 | Pine Trees, Church Road, Earsham, NR35 2TJ | £650,000 | Detached House |
| 2025-03-27 | 13, Station Road, Earsham, NR35 2TT | £167,500 | Semi-Detached House |
| 2024-12-12 | Springtime, Beech Tree Way, Earsham, NR35 2ST | £325,000 | Semi-Detached House |
| Area | Avg Price | Growth 1Y |
|---|---|---|
| Earsham | £297,000 | -6.2% |
| District average | £323,585 | – |
| Norfolk county average | £370,296 | – |
Earsham prices sit 6.7% below the wider district average, making it an appealing prospect for value-conscious buyers.
| Area | Avg Price | SSTC % | Days on Market | Market |
|---|---|---|---|---|
| Earsham | £297,000 | 50% | 274 | Balanced Market |
| Bungay | £268,500 | 5% | 380 | Buyers’ Market |
| Ditchingham | £286,850 | 10% | 507 | Strong Buyers’ Market |
| Ellingham | £284,950 | 30% | 380 | Strong Buyers’ Market |
| Geldeston | £297,000 | 20% | 380 | Strong Buyers’ Market |
| Gillingham | £385,500 | 25% | 380 | Strong Buyers’ Market |
| Stockton | £363,000 | 30% | 234 | Buyers’ Market |
Earsham is defined by its striking architectural vernacular, featuring a harmonious blend of traditional timber framed Norfolk cottages, Georgian townhouses, and carefully integrated modern executive builds. Situated along the Norfolk and Suffolk border where the River Waveney shapes the valley floor, the settlement offers an environment steeped in agricultural heritage and ancient parish history. Daily life revolves around the surrounding countryside and the immediate access to Bungay’s independent butcher, baker, and artisan providores just across the county boundary. Transport connections via the A143 link residents smoothly to Diss and Norwich, ensuring that rural isolation never compromises modern convenience.
Achieving a sale in Earsham requires abandoning hope-value pricing and embracing a forensic approach to presentation. With an average days on market figure of 274, properties that linger on portals quickly accumulate stigma, making launch strategy the single most critical factor for vendors. Detached homes commanding average asking prices of £468,182 must justify every pound through immaculate styling and verifiable local comps, especially when historical Land Registry averages for detached houses sit closer to £364,215. Positioning a property correctly against the 20 recorded transactions of the past year separates successful movers from those trapped in protracted listings.
Selecting representation in Earsham demands looking past glossy brochures and asking rigorous questions about digital reach and target buyer demographics. Effective marketing in this micro-market relies on sophisticated lifestyle storytelling that connects regional and London buyers with the specific architectural character of the village. The best agencies operating here combine deep regional data analytics with high end visual production, ensuring properties stand out among the 26 listings currently competing for attention.
At the time of this report, Earsham operates as a balanced market with 16.7 months of inventory and a 50% SSTC rate. Buyers enjoy significant choice across 26 available properties, but realistic vendors find ready competition.
The average asking price stands at £297,000, while Land Registry five year figures indicate a median of £265,000 across 483 recorded transactions. This reflects a mix of terraced properties averaging £252,500 and detached homes commanding £468,182.
Offering a refined rural lifestyle along the River Waveney valley, the village combines historic architectural character with immediate access to Bungay’s market town amenities. Residents enjoy peaceful countryside settings without sacrificing commuter links via the A143.
The housing stock features a strong representation of detached and semi-detached houses, alongside traditional terraced cottages. Land Registry records show detached homes forming the largest share with 192 sales over five years, averaging £364,215.
Prices have experienced a downward adjustment over the past year, registering a -6.2% annual growth rate. What this actually tells us is that the market is recalibrating from previous peaks rather than entering a severe structural decline.
The average days on market sits at 274 days, reflecting a cautious buyer pool that requires proper pricing and presentation. Homes correctly positioned from launch consistently outperform this average.
Buyers are drawn to the tranquil Waveney valley setting, historic local architecture, and the appealing village premium sitting at -6.7% relative to the wider district. The proximity to excellent independent schooling and amenities in nearby Bungay seals the appeal.
Road connections via the A143 provide straightforward access towards Diss and Norwich, while nearby railway stations offer onward travel to London Liverpool Street. This makes the settlement viable for professionals seeking rural calm with urban connectivity.
Earsham maintains an average asking price comparable to Bungay at £268,500 and Ditchingham at £286,850, while offering a distinct village identity. Its 50% SSTC rate compares favourably against immediate neighbours, highlighting steady local demand.
Relying on automated online valuation models can be misleading given the diverse architectural stock and recent -5.8% annual price adjustments. A bespoke appraisal analysing recent sold prices like the £420,000 and £566,000 detached transactions provides true accuracy.
The village attracts a sophisticated demographic of downsizers and families seeking spacious detached properties averaging £468,182. The combination of quiet parish life and local community infrastructure caters exceptionally well to both groups.
With five-year growth sitting at +12.7% despite recent annual corrections, long term fundamentals remain solid. Investors focusing on the upper quartile or well maintained terraced stock averaging £252,500 find steady rental demand and attractive lifestyle assets.
This Earsham 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 Earsham, contact our team.
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