Gillingham currently has 119 properties for sale, of which 115 remain actively on the market and 4 are recorded as sold subject to contract, giving a sold subject to contract rate of 20.0%. The average asking price across the village stands at £364,500, with individual listings ranging from £190,000 up to £820,000, a spread that reflects a genuine mix of starter cottages and larger detached family homes. Properties here are taking an average of 380 days to find a buyer, and at the current sales rate there is 12.5 months of inventory sitting on the market. Those figures point to a market where supply is comfortably ahead of demand, and where patience, on both sides of a transaction, is the defining feature.
Key figures for Gillingham as recorded in this snapshot:
Property type mix, based on 20 comparable listings analysed: detached houses account for 65% (13 listings), semi-detached houses for 25% (5 listings), and terraced houses for 10% (2 listings).
The clearest trend in Gillingham at present is the volume of choice available to buyers. With 115 properties actively for sale against just 4 sold subject to contract, the SSTC rate of 20.0% shows that only a minority of listings are converting into agreed sales at any one time. An average of 380 days on market is a further signal of a slow moving market, where sellers should expect a marketing period measured in the better part of a year rather than weeks. This is still slightly quicker than the Norfolk county average of 391 days, so Gillingham is not an outlier within the wider county picture, it is simply part of a broader pattern of extended marketing periods across the area.
With 12.5 months of inventory currently on the market and an SSTC rate of 20.0%, Gillingham sits closer to buyers’ market conditions than sellers’ market conditions. A market carrying substantial stock alongside a modest proportion of homes under offer typically hands buyers more room to negotiate on price and terms, and Gillingham’s figures bear that out. The average price of £364,500 sits 3.7% below the Norfolk county average of £378,358, which further suggests that pricing in the village has adjusted to reflect the level of choice buyers currently have.
Momentum in Gillingham is best read through the balance of stock and sales activity rather than any single headline figure. An SSTC rate of 20.0% alongside 12.5 months of inventory indicates a market ticking over steadily rather than accelerating. At 380 days, average time on market is broadly in line with the Norfolk average of 391 days, and 11 days faster, so while the pace here is unhurried, it is not markedly out of step with the county as a whole. This is a market that rewards well prepared, correctly priced properties rather than one where any listing sells quickly regardless of presentation.
Buyers approaching Gillingham currently hold a reasonably strong negotiating position. With 115 properties actively for sale and only 4 sold subject to contract, competition for any individual home is limited, and 12.5 months of inventory gives buyers the room to compare multiple properties before committing. Sellers, in turn, should expect negotiation on asking price to be a normal part of the process here, particularly for homes that have already been on the market close to or beyond the average of 380 days. Realistic pricing from the outset, benchmarked against the £190,000 to £820,000 range currently on offer, remains the most effective way to shorten that timeline.
Our experience in Gillingham is that this is a village where presentation and pricing discipline matter more than in faster moving markets. When 115 properties are competing for buyer attention and the average listing takes 380 days to sell, the homes that stand out are the ones marketed with clear, well considered pricing from day one rather than those tested at an ambitious figure and reduced later. We have worked across this stretch of the Norfolk and Suffolk border and treat each Gillingham instruction on its own merits, recognising that a detached family house priced towards the £425,000 mark needs a different strategy to a smaller terraced or semi-detached home closer to £220,000.
The deeper story in Gillingham’s figures lies in the relationship between stock levels and pricing. With 119 properties for sale and only 4 sold subject to contract, the 20.0% SSTC rate suggests that a large proportion of current stock has not yet found a buyer, consistent with the extended average of 380 days on market. Yet the average price of £364,500 is not dramatically out of line with neighbouring markets, sitting just £5,000 above Stockton’s £359,500 average and £66,550 above Ellingham’s £297,950. This tells us that Gillingham’s slower pace is less about weak pricing and more about the volume of choice, 12.5 months of inventory is a substantial pipeline for buyers to work through, and it naturally extends the time any individual property spends on the market before a sale is agreed.
Buying in Gillingham right now means taking your time and using it well. With 115 properties actively on the market and prices ranging from £190,000 to £820,000, there is genuine breadth of choice, from smaller detached houses to substantial family homes. Given an average of 380 days on market, there is rarely pressure to make a snap decision, and buyers can reasonably expect to view several comparable properties, such as the 3 bed detached house on Mill Close at £220,000 or the 4 bed detached house on Old Yarmouth Road at £425,000, before settling on the right one. It is worth checking how long any particular listing has already been on the market, since properties that have sat for several months may leave more room for a considered offer.
Our considered view is that Gillingham’s current 12.5 months of inventory and 380 day average marketing period reflect a village working through a healthy volume of choice rather than a market in difficulty. Prices here, at an average of £364,500, remain sensibly positioned relative to the surrounding area, and the mix of detached, semi-detached and terraced stock gives buyers at most budgets something to consider. For sellers, the lesson from these figures is straightforward, homes that are priced with reference to what is actually achievable, rather than what similar properties fetched a year or two ago, are the ones most likely to move through the process without a prolonged wait.
For an investor, Gillingham currently presents an average price point of £364,500, within a broader range of £190,000 to £820,000 across the properties on the market. The 12.5 months of inventory and 380 day average marketing period point to a market where holding periods before a sale completes should be planned for, rather than assumed to be short. Rental demand and yield data are not included in this snapshot, so any income focused investment decision should be supported by separate local letting evidence rather than the sales figures alone. The current SSTC rate of 20.0% suggests a steady, if unhurried, pace, consistent with the wider pattern seen across Norfolk’s average days on market of 391.
Of the 20 comparable listings analysed for this report, detached houses make up 65% (13 properties), semi-detached houses 25% (5 properties) and terraced houses 10% (2 properties), and the pricing spread reflects that mix. Detached stock currently ranges widely, from the 2 bed detached house on Yarmouth Road at £190,000 and the 3 bed detached house on Mill Close at £220,000, up to the 4 bed detached house on Old Yarmouth Road at £425,000. The 1 bed semi-detached house on Mill Road, at £240,000, sits within that same broad range rather than at either extreme, which shows that property type alone is not a reliable guide to price here, size, condition and location matter just as much. This gives buyers at different budgets a genuine choice of property type within the village.
Current listings in and around Gillingham include a 4 bed detached house on Old Yarmouth Road, Ellingham, Bungay at £425,000 after 102 days on market, a 1 bed semi-detached house on Mill Road, Ellingham, Bungay at £240,000 after just 5 days on market, a 3 bed detached house on Mill Close, Ellingham, Bungay at £220,000 after 45 days, a 2 bed detached house on Yarmouth Road, Ellingham, Bungay at £190,000 after 36 days, a 3 bed detached house on Lockhart Road, Ellingham at £350,000 after 81 days, and a 2 bed detached house on Lockhart Road, Ellingham, Bungay at £285,000 after 135 days. Across the wider market of 119 properties for sale, 115 remain actively marketed and 4 are sold subject to contract, with prices spanning £190,000 to £820,000.
No Land Registry completed sale prices have been supplied for Gillingham as part of this report. The figures available cover current asking prices and market activity, including the average price of £364,500 and the £190,000 to £820,000 range currently listed, but we cannot state specific completed sold prices here without genuine Land Registry data to support them. Anyone wanting verified recent sold prices for a specific property or street should ask us directly, and we can check the latest Land Registry records available for the area.
Against the Norfolk county average of £378,358, Gillingham’s average price of £364,500 is lower by £13,858, a difference of 3.7%. Average days on market in Gillingham, at 380 days, is also 11 days faster than the Norfolk average of 391 days. Taken together, these figures suggest Gillingham performs broadly in line with the wider county, priced modestly below the county average while moving through its marketing period slightly faster than the typical Norfolk listing.
Set against its immediate neighbours, Gillingham’s average price of £364,500 sits above Ellingham (£297,950) and Geldeston (£290,000), and close to Stockton (£359,500), a difference of only £5,000 between the two. SSTC rates tell a similar story of a broadly consistent local market, Ellingham and Geldeston both record a 20.0% SSTC rate, matching Gillingham’s own figure, while Stockton runs slightly higher at 30.0%. Taken together, these figures suggest Gillingham is priced and performing in line with its immediate surroundings, rather than standing apart as unusually expensive or unusually slow moving.
Gillingham sits on the Norfolk side of the Waveney valley, close to Beccles and just over the county boundary from Bungay and the Suffolk villages of Ellingham and Geldeston. It is a village with a genuine rural character, arable land and quiet lanes giving way to a mix of period cottages, Victorian terraces and more recent detached family homes, a spread reflected in the property type mix currently on the market here. Its position close to the A143 and the wider Beccles area gives residents reasonably easy access to everyday amenities while retaining the feel of a small Norfolk community rather than a commuter dormitory.
Selling in Gillingham at present involves managing a longer timeline than in busier markets, with an average of 380 days on market and 12.5 months of inventory currently ahead of any new listing. That does not mean every property takes this long, homes such as the 1 bed semi-detached house on Mill Road, which drew interest within 5 days, show that well priced, well presented properties can still move quickly. The wider lesson from Gillingham’s figures is that realistic pricing against the current £190,000 to £820,000 range, combined with presentation that gives buyers confidence from the first viewing, remains the most reliable route through a market where 115 properties are all competing for the same pool of buyers.
Choosing the right agent in Gillingham matters more in a market where the average listing spends 380 days for sale, because every week of poor marketing or misjudged pricing compounds an already extended timeline. We know the current comparable stock in detail, from the £190,000 two bedroom detached house on Yarmouth Road to the £425,000 four bedroom detached property on Old Yarmouth Road, and we use that knowledge to position each new instruction accurately from the outset rather than adjusting the price after months of limited interest.
We cover Gillingham as part of our wider work across the Norfolk and Suffolk border villages along the Waveney valley. Our local knowledge extends to the specific comparable stock currently on the market in the village, and we use that detail, rather than generic portal averages, to advise both buyers and sellers on realistic pricing. For anyone considering a move in or around Gillingham, The Ivybridge Collection can provide a grounded, evidence based assessment of where a property sits within the current £190,000 to £820,000 range.
Our professional advice for anyone active in the Gillingham market is to treat the current 380 day average marketing period as a planning figure, not a worst case. Sellers should build a realistic timeline into any onward purchase or chain, and should expect that pricing against genuinely comparable stock, rather than aspirational figures, gives the best chance of moving inside that average. Buyers should use the 12.5 months of inventory currently available to view thoroughly and compare like for like, particularly across the detached houses that make up 65% of the comparable listings analysed here. Anyone with a specific transaction in mind should seek a current, property specific valuation rather than relying on averages alone, since the £190,000 to £820,000 range shows how much individual circumstances can vary.
The figures in this report reflect a snapshot of the Gillingham market taken on 1 August 2026, covering 119 properties for sale, average pricing, days on market and inventory levels as recorded at that date. Comparable listing details are drawn from a sample of 20 current properties, and county level context is drawn from data covering 340 other areas within Norfolk. Market conditions change, and these figures should be read as a point in time reference rather than a permanent statement of value.
If you are weighing up a move in Gillingham, whether buying into the current £190,000 to £820,000 range or considering when to bring your own home to market, a conversation with someone who knows this stretch of the Waveney valley in detail is worth having early. Get in touch with The Ivybridge Collection for a straightforward, evidence based valuation and a candid view on how your property compares with what is currently on the market here.
For a wider view of this corner of the Norfolk and Suffolk border, see the market reports for neighbouring Geldeston, where average prices currently sit around £74,500 below Gillingham, Stockton, whose average price of £359,500 is within £5,000 of Gillingham’s, and Ellingham, which shares several of the comparable listings referenced in this report and has an average price around £66,550 lower than Gillingham.
