At the time of this report, 58 properties are listed for sale in Garboldisham, with an average asking price of £456,500 and a price spread running from £240,000 to £995,000, a range wide enough to include a starter cottage and a substantial country house within the same market. Of those 58 listings, 5 are sold subject to contract, leaving 53 still actively available, which puts the SSTC rate at 25.0%. The average property has been on the market for 608 days, and at the current rate of sale there is 20.0 months of inventory sitting on the books. Detached houses dominate the current comparable sample at 80% of listings, with semi-detached houses making up the remaining 20%. Taken together, these figures describe a village market with real depth of choice but a slow clearing rate, where patience rather than urgency defines the buying and selling experience.
Average asking price: £456,500.
Price range: £240,000 to £995,000.
Total properties for sale: 58.
Sold subject to contract: 5.
Active listings (not yet SSTC): 53.
SSTC rate: 25.0%.
Average days on market: 608 days.
Months of inventory: 20.0 months.
Property type mix (comparable sample of 20): Detached houses 80% (16), semi-detached houses 20% (4).
The clearest trend in Garboldisham right now is volume of choice against a slow clearing rate. With 58 properties listed and only 5 sold subject to contract, the 25.0% SSTC rate shows steady but unhurried buyer activity rather than a rush of competing offers. Average days on market stand at 608 days, and 20.0 months of inventory confirms that stock is building up faster than it is being absorbed. The price range, from £240,000 to £995,000, shows a market serving both entry level cottages and substantial detached houses, with detached stock making up 80% of the comparable sample against 20% semi-detached. None of this points to a market moving quickly in either direction, it is a wide, well stocked market where individual properties need to work hard on price and presentation to find a buyer.
With 20.0 months of inventory on the books and an SSTC rate of 25.0%, Garboldisham currently sits as a buyers’ market. A market closer to balance would show a materially higher proportion of stock moving to SSTC relative to the volume for sale, and here 53 of the 58 listed properties remain actively available rather than under offer. The average of 608 days on market reinforces this reading, properties are taking a long time to find buyers, giving those buyers more room to be selective and to negotiate on price and terms. Sellers who understand this position, and price accordingly from the outset, are better placed within the 5 properties currently progressing to sale than those competing within the wider pool of 53 still on the open market.
Momentum in Garboldisham is best read through the balance between listings and completed agreements rather than through short term price swings. Of the 58 properties currently marketed, 5 have moved to SSTC, a 25.0% conversion rate that has kept a modest but real flow of transactions moving through the village. Against that, 20.0 months of inventory and an average of 608 days on market show that the pace of clearing stock remains measured rather than brisk. This is a market that continues to function, properties do sell, but it is not accelerating, and sellers should expect a patient sales process rather than a fast turnaround.
Current conditions favour buyers taking a considered, evidence based approach to offers. With 20.0 months of inventory and 53 properties still actively for sale against just 5 sold subject to contract, there is no shortage of alternative stock to weigh against any single property. An average of 608 days on market gives buyers grounds to ask sellers about the listing history and to structure offers around comparable evidence rather than the asking price alone. That said, the 25.0% SSTC rate shows realistically priced homes do still complete, so offers pitched too far below recent Land Registry evidence risk being dismissed. The sensible strategy is to research completed sale prices closely, reference the specific property’s time on market, and negotiate from that position rather than from headline asking figures.
We watch the Garboldisham listings closely because the spread of stock here tells a more interesting story than the averages alone. A 3 bed detached on Elm Grove at £425,000 has taken 40 days to attract sustained interest, while a 4 bed detached on The Street at £550,000 moved through its first 31 days at a noticeably faster clip, showing that price banding and specification matter more than location within the village at this stage. At the top end, two properties on the market at £995,000, one in Garboldisham itself and one on Church Road, illustrate how wide the price range runs, from £240,000 up to that ceiling. Meanwhile a semi-detached on The Street listed at £350,000 has been available for 301 days, a reminder that even at accessible price points, patience is required in this market. Our experience here is that pricing decisions made in the first few weeks of marketing tend to define how a Garboldisham sale plays out over the months that follow.
The figures in Garboldisham reward closer reading rather than a single headline number. An average asking price of £456,500 sits within a price range stretching from £240,000 to £995,000, a spread of over £750,000 that spans starter homes and substantial country properties within one village market. This width matters when interpreting the 608 day average time on market and the 20.0 months of inventory, since slower moving stock at the upper end of the range will naturally extend the overall average well beyond what a typical mid market cottage might experience. The SSTC rate of 25.0%, drawn from 5 agreed sales against 58 total listings, shows the market is not static, but the ratio of active to agreed stock, 53 against 5, confirms that supply is currently ahead of demand. Detached houses account for 80% of the comparable sample, meaning the character of available stock, and therefore much of the pricing tension, is concentrated in larger family homes rather than smaller semi-detached properties, which make up only 20%.
Buying in Garboldisham currently means having genuine choice and time to make a considered decision. With 53 properties actively for sale and only 5 sold subject to contract, there is little pressure to rush an offer through fear of losing out to competing buyers. The price range runs from £240,000 to £995,000, so it is worth being clear early on which segment of that range suits your budget, since a 3 bed detached such as the one on Elm Grove at £425,000 behaves very differently in terms of buyer interest to a 6 bed property at £995,000. An average of 608 days on market across the village means many properties have already been available for some time, so asking for the full listing history and any previous price changes is a reasonable and useful step. Because detached houses make up 80% of the current comparable stock, semi-detached buyers looking at homes like the one on The Street at £350,000 are working within a smaller, more specific pool, which is worth factoring into how quickly you move once you find the right one.
Our view on Garboldisham is that the headline 20.0 months of inventory figure describes a market working through a genuinely wide stock range rather than one that has simply stalled. A £240,000 to £995,000 price spread, combined with 80% of the comparable sample being detached houses, tells us this is a village where larger family homes dominate supply, and where the buyers for those properties take their time by nature rather than by accident. The 25.0% SSTC rate confirms that sales are still completing steadily. Compared with the immediate neighbours we track, Garboldisham commands a clear premium, Blo Norton, Gasthorpe and Hopton all show an average price of £369,583 against Garboldisham’s £456,500, a difference of £86,917. That premium reflects the calibre of property found here, but it also means sellers need to justify their pricing with real comparable evidence rather than assume the village name alone carries the value.
For an investor evaluating Garboldisham, the average price point of £456,500 sits within a market that currently favours buyers, with 20.0 months of inventory and 53 active listings against just 5 sold subject to contract. The 25.0% SSTC rate shows transactions continue to complete, but the extended 608 day average time on market signals that any acquisition strategy here needs to allow for a longer hold before resale rather than a quick turnaround. The £240,000 to £995,000 price range offers entry points across very different property types, from smaller semi-detached stock, 20% of the comparable sample, to detached houses, which make up 80%. No rental yield or rental demand data is available for this report, so any income based investment case would need to be built from separate local letting research.
Of the 20 comparable listings analysed for Garboldisham, detached houses account for 80% (16 properties) and semi-detached houses make up the remaining 20% (4 properties), and this split has a direct bearing on the overall £456,500 average price. Current listings illustrate the range within the detached category alone, a 3 bed detached on Elm Grove is priced at £425,000, a 4 bed detached on The Street at £550,000, and two larger detached properties, one in Garboldisham and one on Church Road, both listed at £995,000. Semi-detached stock currently spans a narrower band, with a 3 bed on The Street at £350,000 and a 4 bed, also on The Street, at £425,000 and sold subject to contract. With detached houses forming the large majority of available stock, the overall average price in Garboldisham is naturally pulled toward the detached end of the market, and buyers specifically seeking semi-detached homes are working within a much smaller pool of choice.
There are 58 properties currently listed for sale in Garboldisham, of which 53 remain actively available and 5 are sold subject to contract. Among the current comparable sample, a 3 bed detached house on Elm Grove, Garboldisham, Diss IP22 2QG is listed at £425,000 after 40 days on market. A 6 bed detached in Garboldisham IP22 2SE is on the market at £995,000 after 74 days, while a 5 bed detached on Church Road, Diss IP22 2SE matches that £995,000 price point but has only been listed for 23 days. On The Street, a 3 bed semi-detached at £350,000 has been available for 301 days, and a 4 bed semi-detached at £425,000, also on The Street, has gone sold subject to contract after 214 days on the market. A 4 bed detached, again on The Street, is listed at £550,000 and has attracted interest within 31 days. Together these listings span the full £240,000 to £995,000 range recorded across the wider market.
Land Registry records show six completed sales in Garboldisham providing a genuine, verified picture of transacted value, distinct from the asking prices currently listed. 25 Elm Grove, a detached house, sold for £325,000 on 2026-03-06. The Old Barn on Back Street, a semi-detached property, sold for £540,000 on 2025-12-12. The Manor House on Kenninghall Road achieved £985,000 on 2025-11-21, the highest of the recorded completions. Saffron House on The Street sold for £612,000 on 2025-09-05, and 41 Smallworth, a detached house, completed at £595,000 on 2025-08-01. At the more accessible end of the market, 1 Harrow Cottage on The Ling, a semi-detached property, sold for £240,000 on 2025-07-28. These six completed transactions, ranging from £240,000 to £985,000, confirm the breadth of the current price range against real, closed sales rather than current asking figures.
Garboldisham’s average asking price of £456,500 sits well above the Norfolk county average of £378,085, a premium of £78,415, or 20.7%. The gap is even wider when it comes to how long properties take to sell, Garboldisham’s average of 608 days on market compares with a Norfolk average of 390 days, a difference of 218 days. Taken together, these figures show a village market operating at a materially higher price point than the county as a whole, but also a materially slower one, which is a pattern worth factoring into both pricing strategy and expectations around timescale for anyone buying or selling here relative to the wider Norfolk picture.
Set against its nearest neighbours, Garboldisham is the clear outlier on price. Blo Norton, Gasthorpe and Hopton each show an average price of £369,583 and an SSTC rate of 18.5%, putting Garboldisham’s £456,500 average £86,917 higher across all three comparisons. Garboldisham’s own SSTC rate of 25.0% is also higher than these neighbouring areas, suggesting a marginally more active rate of agreed sales locally, even though its 20.0 months of inventory and 608 day average time on market indicate that higher prices are being matched by a slower overall pace of sale. For buyers comparing across the immediate area, this combination of higher average values and steadier, if slower, transaction activity is the key distinction to weigh against the neighbouring villages.
Garboldisham is a Norfolk village whose current property stock reflects a genuine mix of styles, from the semi-detached cottages found along The Street, Back Street and The Ling to the larger detached houses on roads such as Kenninghall Road and Smallworth. Addresses across the village carry the Diss IP22 postcode, and the recorded price range, from £240,000 starter homes to properties approaching £1 million, shows how much variety sits within a single settlement. This spread means that property type and price point can vary meaningfully from one street to the next, and local knowledge of which roads carry which kind of housing stock genuinely changes how a buyer or seller should approach the market here.
Selling in Garboldisham currently means preparing for a longer marketing period than in a faster moving market, given the average of 608 days on market and 20.0 months of inventory recorded across the village. With 53 properties actively competing for buyer attention alongside your own, and only 5 currently sold subject to contract, pricing accuracy from day one matters more than it would in a market with less competing stock. Recent Land Registry completions, from £240,000 for a semi-detached property on The Ling to £985,000 for The Manor House on Kenninghall Road, provide the real evidence base for setting an asking price, rather than relying on current asking prices from unsold competitors. Sellers who price against genuine completed sales, and who present their property clearly for its type, whether that is one of the 80% detached homes or one of the 20% semi-detached properties in the current comparable mix, are best placed to move through the 25.0% of stock that does successfully reach SSTC.
Representing a Garboldisham home well means understanding that this is not a uniform market, a £995,000 detached house on Church Road requires an entirely different marketing approach to a £350,000 semi-detached on The Street, even though both sit within the same village boundary. With 58 properties currently for sale and an average time on market of 608 days, generic pricing and generic photography are not enough to stand out within that volume of choice. Our approach is to price against verified Land Registry completions, such as the £612,000 achieved for Saffron House on The Street or the £325,000 recorded for 25 Elm Grove, rather than against ambitious asking prices that have not yet been tested by the market. That grounded, evidence led approach is what The Ivybridge Collection brings to every Garboldisham instruction, tailoring the marketing strategy to the specific property type and price band rather than applying a single village wide formula.
The Ivybridge Collection maintains an active watching brief on Garboldisham, tracking all 58 currently listed properties alongside completed Land Registry sales to build an accurate, evidence based picture of the village market rather than relying on headline averages alone. For sellers weighing up how their own Garboldisham property compares with the 53 other homes currently on the market, or where it might sit against recent completions such as the £595,000 achieved for 41 Smallworth, our team can provide a grounded, locally informed valuation. Find out more about our wider coverage and approach at The Ivybridge Collection.
Our professional advice for anyone buying or selling in Garboldisham is to treat the headline 20.0 months of inventory figure as context, not a verdict on any individual property. Pricing should be built from completed Land Registry sales, ranging from £240,000 to £985,000 in recent transactions, rather than from the asking prices of the 58 properties currently competing for attention. Given the average of 608 days on market, sellers should expect the marketing period to run considerably longer than the Norfolk county average of 390 days, and should plan finances and any onward purchase accordingly. Buyers, meanwhile, should use the 25.0% SSTC rate as reassurance that realistically priced homes do complete, and should request full listing history on any property that has been on the market for an extended period before making an offer. This kind of evidence based approach, grounded in verified sold prices rather than asking price alone, is the standard we apply to every valuation and every piece of guidance we give in this village.
This report on Garboldisham is compiled from current live listings, Land Registry completed sale price data, and local market intelligence, with a snapshot date of 2026-08-01. Figures quoted, including the average asking price of £456,500, the 58 properties currently for sale, the 608 day average time on market, and the six recent Land Registry completions referenced, reflect the data available to us at the point this report was produced. Comparative figures for Norfolk and for neighbouring areas are drawn from the same underlying dataset to ensure a consistent basis for comparison.
If you are weighing up a move in Garboldisham, whether buying within the current £240,000 to £995,000 range or considering selling into a market where 53 properties are actively competing for buyer attention, it is worth understanding exactly where your own property sits before you act. Request a Private Property Brief from our team for a grounded, evidence based assessment built on real comparable data and completed sale prices, not just asking price averages. Get in touch to start that conversation.
For a wider view of how this part of south Norfolk is performing, our market reports for the immediate neighbouring areas provide useful comparison points. See the current figures for Blo Norton, Gasthorpe and Hopton, each of which currently shows an average price of £369,583 and an SSTC rate of 18.5%, against Garboldisham’s own £456,500 average and 25.0% SSTC rate.
