At this snapshot date of 1 August 2026, Geldeston has 138 properties listed for sale at an average asking price of £290,000, with prices ranging from £150,000 up to £600,000. Of that total, 4 homes are currently sold subject to contract, leaving 134 still actively on the market and available to offer on. The average property here is taking 380 days to find a buyer, and at the current sales rate there are 12.5 months of inventory sitting on the shelf. Taken together, these figures describe a village market carrying a substantial volume of stock relative to the pace at which homes are changing hands, giving buyers plenty of choice and time to make a considered decision.
Geldeston market data, snapshot dated 1 August 2026:
Average asking price: £290,000
Price range: £150,000 to £600,000
Total properties for sale: 138
Sold subject to contract (SSTC): 4
Actively for sale (not yet SSTC): 134
SSTC rate: +20.0%
Average days on market: 380
Months of inventory at current sales rate: 12.5
Property type mix (from 20 comparable listings analysed): Semi-Detached House 45% (9 listings), Detached House 40% (8 listings), Terraced House 15% (3 listings).
The clearest trend in Geldeston at present is one of volume rather than pace. With 138 properties on the market and only 4 sold subject to contract, the overwhelming majority of stock, 134 homes, is still actively seeking a buyer. The average time to find a buyer stands at 380 days, and 12.5 months of inventory is currently sitting unsold at the present rate of sales. Against that backdrop, the SSTC rate of +20.0% is worth noting as a sign that agreed sales activity has picked up on the previous period, even while the overall stock of unsold homes remains high. This report’s figures do not include a verified year-on-year price movement for Geldeston, so any claim of prices rising or falling here would go beyond what the data supports.
With 134 of the 138 listed properties still actively for sale and only 4 marked sold subject to contract, the balance of stock to agreed sales in Geldeston currently favours buyers rather than sellers. A 12.5 month supply of inventory, combined with an average marketing period of 380 days, means sellers are competing against a large pool of alternative homes for the same pool of buyers. This is a market where buyers can afford to be selective and patient, while sellers who want a realistic timeline need to price with that competition firmly in mind.
Momentum in Geldeston is best read through two figures moving in different directions. The stock of unsold homes remains large, at 134 active listings out of 138 total, and the average 380 days on market shows that individual sales are still taking a long time to complete. Set against that, the SSTC rate of +20.0% points to an uptick in the rate at which sales are being agreed compared with the prior period, which suggests early signs of the market working through its backlog rather than stalling further. Geldeston’s average days on market of 380 also compares favourably with the wider Norfolk average of 391, meaning homes here are, on this measure, moving marginally faster than the county as a whole.
Buyers negotiating in Geldeston at present hold a reasonably strong hand. With 134 properties actively for sale against only 4 sold subject to contract, and 12.5 months of inventory still to clear, sellers have limited scarcity value working in their favour. An average marketing period of 380 days also means that a seller who has already been on the market for several months is likely to be more open to a considered offer than the asking price alone would suggest. That said, the improving SSTC rate of +20.0% is a reminder not to assume every seller will accept a low opening bid. The comparable evidence shows homes in the middle of the £150,000 to £600,000 range have been finding buyers, such as a £300,000 semi-detached house that went sold subject to contract in 38 days and a £350,000 semi-detached house that took 92 days, so offers should be grounded in the specific comparable evidence for that property rather than the market average alone.
Working comparable evidence in and around Geldeston means looking closely at what is actually transacting, not just the headline average. In the wider Bungay and Mettingham area we track for comparison, a two bedroom semi-detached house on Watch House Hill, Mettingham has been on the market for 70 days at £200,000, while a three bedroom semi on Beccles Road, Bungay went sold subject to contract in just 38 days at £300,000. At the other end, a three bedroom semi-detached house on Pirnhow Street, Bungay is asking £600,000 after 59 days. That spread, from £200,000 to £600,000 within similar property types, is exactly why Geldeston’s own £150,000 to £600,000 price range needs local interpretation rather than a single average figure applied uniformly.
Geldeston’s 138 listings sit against a backdrop of 12.5 months of inventory, a figure that describes how long it would take to sell through the current stock at today’s pace of agreed sales. Only 4 of those 138 properties have progressed to sold subject to contract status, meaning 134 remain actively marketed and open to offers. The average 380 day marketing period is a meaningful figure in itself, but it becomes more informative set against the Norfolk county average of 391 days, a difference of 11 fewer days here. In other words, while Geldeston’s inventory levels are high, homes here are not taking meaningfully longer to sell than the county norm, and on this particular measure are marginally quicker. The +20.0% SSTC rate suggests the rate of agreed sales has strengthened relative to the prior period, which is worth watching as an early indicator alongside the inventory figures.
Buying in Geldeston at present means entering a market with real choice. With 134 properties actively for sale and 12.5 months of inventory still to work through, there is little pressure to settle for the first home you view, and an average marketing period of 380 days means many sellers have already had time to adjust their expectations. Prices in the wider area range widely, from a two bedroom semi at £200,000 up to a three bedroom semi asking £600,000 on Pirnhow Street, Bungay, so it pays to be clear on your budget and property type before viewing rather than assuming one average figure applies across the board. With semi-detached houses making up 45% of comparable listings and detached homes 40%, buyers should expect the bulk of choice to sit in those two categories, with terraced houses a smaller share at 15%.
Our considered view on Geldeston is that the current volume of stock, 138 properties against only 4 progressing to sold subject to contract, reflects a market still finding its equilibrium rather than one in crisis. The +20.0% SSTC rate is a genuinely encouraging signal that agreed sales are picking up pace, and the fact that average days on market here, at 380, actually beats the Norfolk county average of 391 tells us Geldeston is not an outlier for slowness within the wider county picture. For sellers, that means realistic pricing against the £150,000 to £600,000 range is more likely to convert interest into an agreed sale than holding out for a figure the current buyer pool has not been supporting.
For an investor looking at Geldeston, the average price of £290,000 sits well below the Norfolk county average of £378,578, a difference of £88,578 or 23.4%, which is a relevant starting point for assessing entry cost. The market currently carries 12.5 months of inventory and an average 380 day period to sell, both of which point to a market where liquidity on exit needs careful planning rather than being assumed. The SSTC rate of +20.0% offers some reassurance that agreed sales activity has strengthened recently. Rental yield and demand data specific to Geldeston is not included in this dataset, so any income projection should be built on separately sourced local letting evidence rather than these sales figures alone.
Of the 20 comparable listings analysed for this report, semi-detached houses are the dominant type at 45% (9 listings), followed by detached houses at 40% (8 listings), with terraced houses making up the remaining 15% (3 listings). This mix matters for pricing because semi-detached and detached stock, which together account for 85% of the sample, span a wide price band in the comparable evidence: a two bedroom semi on Watch House Hill, Mettingham is priced at £200,000, while a three bedroom semi on Pirnhow Street, Bungay is asking £600,000, and a two bedroom detached house on the same Watch House Hill is priced at £320,000. With Geldeston’s own average sitting at £290,000 against a £150,000 to £600,000 range, buyers should expect bedroom count and specific location within that range to move a property’s price far more than its broad type category alone.
Among the comparable listings currently tracked for this area, a two bedroom semi-detached house on Watch House Hill, Mettingham, Bungay (NR35 1TB) is on the market at £200,000 after 70 days, and a two bedroom detached house on the same road is listed at £320,000 after 156 days. A three bedroom semi-detached house on Vicarage Lane, Mettingham, Bungay (NR35 1TE) is priced at £350,000 after 176 days, and at the upper end a three bedroom semi-detached house on Pirnhow Street, Bungay (NR35 2RS) is asking £600,000 after 59 days. Two further comparables, a three bedroom semi on Wainford Road, Bungay (NR35 1TA) at £350,000 and a three bedroom semi on Beccles Road, Bungay (NR35 1HX) at £300,000, have both already progressed to sold subject to contract, after 92 and 38 days on market respectively.
This report’s dataset does not include verified Land Registry completed sale prices for Geldeston at this snapshot date. The comparable properties referenced elsewhere in this report, including those currently sold subject to contract, have not yet legally completed and should not be read as confirmed sold prices. Once Land Registry completions for this area become available, this section will be updated to reflect actual transacted figures rather than agreed asking prices.
Geldeston’s average asking price of £290,000 sits £88,578 below the Norfolk county average of £378,578, a gap of 23.4%, making this a notably more affordable market than the county picture drawn from 340 other areas in this coverage. On timing, Geldeston’s average of 380 days on market compares to 391 days across Norfolk as a whole, meaning homes here are selling, on average, 11 days faster than the county norm despite carrying a substantial 12.5 months of inventory. The combination of lower average pricing and a marginally quicker sale than the county average is a distinctive feature of this particular market.
Set against its immediate neighbours, Geldeston’s £290,000 average price is close to Ellingham, where the average stands at £297,950, a difference of just £7,950, and to Ditchingham, at £286,850, a difference of £3,150. Gillingham sits considerably higher at £364,500, a gap of £74,500. On sales activity, Geldeston and Ellingham share the same SSTC rate of +20.0%, while Ditchingham’s SSTC rate of +5.0% is notably lower, suggesting agreed sales have been building more strongly in Geldeston and Ellingham than in Ditchingham over the same period.
Geldeston sits on the Norfolk bank of the River Waveney, a small village whose identity is bound up with the water, the marshes, and the walk down to Geldeston Locks and its riverside pub, a longstanding local destination for a pint after a walk along the river path. The lanes are quiet, the housing stock is a mix of older cottages and more recent family homes, and the pace of life leans firmly rural. It is not a village built around a large shopping parade or a busy high street, but for buyers drawn to river frontage, footpaths, and genuine Norfolk countryside within reach of Beccles and Bungay, that quietness is precisely the appeal rather than a shortcoming.
Selling in Geldeston at present means accepting that a home will likely be competing against a meaningful pool of alternative properties, with 134 homes currently actively marketed alongside yours. An average marketing period of 380 days is the realistic benchmark to plan around, not the exception, and 12.5 months of inventory means patience and accurate pricing matter more here than in a market with tighter supply. The encouraging counterpoint is the +20.0% SSTC rate, which shows agreed sales have been picking up, and the fact that Geldeston’s average days on market already runs 11 days faster than the Norfolk county figure. A seller who prices in line with genuine comparable evidence, rather than the top of the £150,000 to £600,000 range, is working with the grain of this market rather than against it.
Choosing who represents you in Geldeston matters more in a market carrying 12.5 months of inventory than it would in a fast-moving one, because generic marketing will not cut through 138 competing listings. What matters is granular knowledge of which comparable properties are actually attracting offers within 380 days and which are stalling, and pricing accordingly rather than defaulting to the area average. That is the level of detail we work at, property by property and street by street, rather than relying on a single headline figure to guide every conversation with a seller.
Our work in Geldeston sits within a wider Norfolk and Suffolk coverage area for The Ivybridge Collection, and we track this village’s listings and comparable evidence alongside neighbouring Bungay, Mettingham and the surrounding villages as part of the same local market. That regional view helps when Geldeston’s own comparable data, such as the 6 listings currently monitored here, needs to be set in the context of the wider pattern of pricing and pace across the district.
Anyone buying or selling in Geldeston should treat the headline average of £290,000 as a starting point for discussion rather than a fixed figure, given the price range runs from £150,000 to £600,000 across a relatively small sample of listings. Sellers should be prepared for a marketing period in the region of 380 days unless the property is priced sharply against genuine local comparables, and should factor the 12.5 months of current inventory into expectations around timing. Buyers should use the +20.0% SSTC rate as a signal that credible offers are being accepted, and should have financing arranged in advance so they can act decisively once a suitable property, matched against real comparable evidence rather than averages alone, is identified. Given the sums involved, independent legal and mortgage advice specific to your circumstances remains essential alongside any market analysis.
The figures in this report reflect a snapshot of the Geldeston market dated 1 August 2026, covering 138 properties currently for sale, their SSTC status, average pricing, days on market and inventory levels, together with an analysis of 20 comparable listings for property type mix. County-level context is drawn from the Norfolk average across 340 other areas within this coverage. Where a figure, such as a completed Land Registry sale price, was not available for Geldeston at the time of writing, this report states that gap plainly rather than substituting an estimate.
If you own a home in Geldeston and want a clear, evidence-based view of where it sits against the current 138 active listings and 380 day average marketing period, we would be glad to talk it through. Our Private Property Brief looks at your specific property against genuine comparable evidence, not just the headline average, so you can make a decision with confidence. Get in touch to arrange yours.
For readers comparing Geldeston against its immediate neighbours, market reports are also available covering Ellingham, where the average price and SSTC rate run close to Geldeston’s own figures, Gillingham, which sits considerably higher on average price, and Ditchingham, which is close on price but shows a markedly lower SSTC rate. Reviewing those alongside this report gives a fuller picture of pricing and pace across the immediate area.
