Ellingham’s property market as of 27 September 2026 shows 4 properties actively for sale, with 0 properties recorded as sold subject to contract (SSTC). This results in an SSTC rate of 0.0%, categorising local activity as an Extreme Buyers’ Market. Asking prices across these active listings sit between £950,000 and £995,000, bringing the village average asking price to £961,250. The average time on market currently stands at 71 days.
Key metrics for Ellingham as of 27 September 2026:
With an SSTC rate of 0.0% across the 4 active listings, sales progression has paused at the top end of the market where all current listings are focused. The asking prices are tightly clustered from £950,000 to £995,000. Meanwhile, listings have been live for an average of 71 days, reflecting deliberate, cautious interest at this higher valuation tier rather than rapid commitments.
The market in Ellingham sits firmly in Extreme Buyers’ Market territory. Because 0 of the 4 available properties have progressed to sold subject to contract, buyers holding the borrowing capacity or liquidity for properties priced between £950,000 and £995,000 face no immediate competition from under-offer transactions within the village bounds.
Momentum in Ellingham is currently restrained. While the average time on market of 71 days shows that listings have arrived relatively recently compared to county benchmarks, the lack of contracted sales indicates that activity has cooled significantly as buyers take time to inspect, evaluate, and test vendor flexibility.
Purchasers hold considerable negotiating leverage in Ellingham. With an SSTC rate of 0.0% across all 4 current listings and an average asking price of £961,250, sellers have yet to secure accepted offers. Buyers are therefore well positioned to submit reasoned offers below the £950,000 to £995,000 bracket, particularly when armed with evidence from historical village transaction figures.
Ellingham is a distinctive South Norfolk parish stretching from the bends of the River Waveney northwards towards the A143. At The Ivybridge Collection, our work in the village highlights a clear divide between the traditional core of detached houses and bungalows that trade under £400,000, and the high-value country homes currently defining the active market. Navigating that gulf requires transparent dialogue between what has historically closed and what is currently asked.
A detailed reading of the figures reveals a striking contrast between the active marketing register and recorded Land Registry completions. All 4 properties currently for sale fall within a narrow band of £950,000 to £995,000, creating an elevated average price of £961,250. Yet all 6 completed sales in Ellingham since late 2025 concluded between £230,000 and £375,000. This indicates that current live inventory consists entirely of premium or substantial country residences, which naturally carry a longer path to agreed terms, evidenced by the 0.0% SSTC rate.
For buyers targeting Ellingham, the current catalogue is selective and concentrated at the top end of the scale. Prospective purchasers should look carefully at the boundaries, drainage, and rights of way associated with larger homes along Mill Road and Yarmouth Road. Given that 0 sales are agreed among the 4 available properties, buyers can take sufficient time to carry out thorough structural surveys and comparative appraisals before making formal commitments.
Our considered perspective is that Ellingham remains an intrinsically appealing village setting, but current asking valuations reflect an upper-tier threshold that requires realistic pricing discipline. With average days on market at 71 days and no sales currently agreed subject to contract, sellers who show flexibility towards the actual sale history of the area will unlock genuine engagement much faster than those holding rigidly to asking figures.
With an average asking price of £961,250 and a 0.0% SSTC rate across 4 active listings, Ellingham is not currently offering lower-capital entry points on the open market. Completed sales demonstrate past acquisitions of detached homes at £230,000, £310,000, and £335,000. Capital investors will find that rental opportunities require careful assessment of potential yields relative to the significant capital outlay needed for present listings.
Property types directly dictate pricing structures in Ellingham. Completed Land Registry records show 5 detached houses selling between £230,000 and £375,000, alongside 1 semi-detached house at £318,000. By contrast, the 4 properties currently on the market average £961,250, spanning £950,000 to £995,000. This represents a distinct tier of substantial detached properties, far removed from the village’s standard village housing stock.
There are 4 properties currently on the market in Ellingham, all of which remain actively available with 0 listed as sold subject to contract. The asking prices run from £950,000 up to £995,000, generating an average price of £961,250. These listings have spent an average of 71 days on the market.
Completed Land Registry transactions for Ellingham confirm 6 recent sales, comprising 5 detached properties and 1 semi-detached home:
Ellingham’s current average price of £961,250 is £102,635 higher than the Norfolk county average of £858,615, representing a 12.0% premium. In terms of marketing duration, Ellingham’s average of 71 days on market is 175 days fewer than the Norfolk county average of 246 days, highlighting that current stock has been launched far more recently than the broader regional average.
Comparing Ellingham with adjacent parishes shows distinct local variations. In Geldeston, the average price stands at £290,000 with a +20.0% SSTC rate, sitting £671,250 below Ellingham. In Ditchingham, the average price is £286,850 with a +5.0% SSTC rate, which is £674,400 lower than Ellingham. Across the county border in Bungay, the average price reaches £1,200,000 with an SSTC rate of 0.0%, which is £238,750 higher than Ellingham.
Ellingham is a tranquil rural settlement positioned along the Waveney valley, characterised by open agricultural borders, historic village roads such as Mill Road and Yarmouth Road, and proximity to the water meadows. The community enjoys quiet residential closes alongside period village architecture, offering quick road connectivity along the A143 towards nearby market towns while retaining a private, rural atmosphere.
Selling in Ellingham requires a balanced assessment of current competition and recent precedent. With 4 properties currently for sale, 0 agreed sales, and an average time on market of 71 days, buyers are taking their time. Vendors aiming for asking figures in the £950,000 to £995,000 bracket must ensure immaculate presentation, comprehensive documentation on boundaries and services, and realistic room for negotiation.
Choosing an agency with rigorous market analysis and honest valuation standards is critical in an Extreme Buyers’ Market. We provide unvarnished, data-led advice that protects vendors from extended listing stagnation, presenting village properties with clarity and marketing depth to attract genuine, qualified buyers.
Our regional team operates across South Norfolk and the Waveney valley, regularly inspecting properties and advising clients throughout Ellingham, Mill Road, and the surrounding hamlets. We maintain consistent on-the-ground contact with local planning changes and transaction trends across the NR35 area.
Professional guidance for homeowners in Ellingham centres on recognising the separation between historical sale bands and current marketing ambitions. Completed transactions show solid buyer appetite between £230,000 and £375,000. If marketing above £900,000, vendors must present comprehensive survey information, certified boundary maps, and environmental documentation early to give cautious buyers full confidence during technical due diligence.
This market report for Ellingham is calculated from live active listings and Land Registry completed sales recorded as of 27 September 2026. County comparisons draw on data from 341 other coverage areas across Norfolk. Figures are refreshed to reflect actual transaction records without speculative adjustments.
If you own a property in Ellingham and require an objective, evidence-based appraisal of its current market standing, contact our team to arrange a confidential market consultation.
To review complementary property trends across the local area, examine our detailed market reports for Geldeston, Bungay, and Ditchingham.
