As of 1 August 2026, Haddiscoe’s market shows 49 properties currently listed, of which 46 remain actively for sale and 3 are sold subject to contract. The average asking price across the village sits at £364,000, with individual properties ranging from £200,000 up to £820,000, a spread that reflects a genuine mix of starter cottages and larger detached houses on the market simultaneously. The SSTC rate of +15.0% and an average of 761 days on market together describe a village where stock accumulates faster than it clears, and where 25.0 months of inventory at the current sales rate means supply is running well ahead of demand.
Properties for sale: 49 total, comprising 46 active listings and 3 sold subject to contract. SSTC rate: +15.0%. Average days on market: 761 days. Months of inventory at current sales rate: 25.0 months. Average asking price: £364,000. Price range across current stock: £200,000 to £820,000. Property type mix from the 20 comparable listings analysed: detached houses 65% (13), semi-detached houses 30% (6), terraced houses 5% (1). These figures form the baseline against which the interpretive sections of this report are built.
The clearest trend in Haddiscoe’s current data is the imbalance between supply and transaction pace. With 46 of the 49 listed properties still actively for sale and only 3 sold subject to contract, the SSTC rate of +15.0% indicates that a modest proportion of stock is progressing towards completion at any one time. The 761-day average time on market, set against 25.0 months of inventory, points to a market where individual listings can sit for a long period before finding a buyer, particularly at the upper end of the £200,000 to £820,000 price range. The dominance of detached houses in the comparable sample, 65% of the 20 listings analysed, also shapes the overall average price of £364,000, since larger detached stock tends to anchor the top of the range.
Judged by the standard measure of homes under offer against total stock, Haddiscoe currently favours buyers. The SSTC rate of +15.0% against 49 properties for sale, with only 3 of those under offer and 46 still openly marketed, means competition for any individual listing is limited. Combined with 25.0 months of inventory at the current sales rate, well beyond what would be needed to describe brisk turnover, the conditions here give buyers time to view, compare and negotiate rather than compete against other offers.
Momentum in Haddiscoe is best read through the relationship between active stock and completed agreements. Of the 49 properties currently listed, only 3 are sold subject to contract, leaving 46 still seeking a buyer, and the average listing has been on the market for 761 days. That is 371 days longer than the Norfolk county average of 390 days, a gap that suggests this village’s market moves at a distinctly slower pace than the wider county rather than showing any sudden acceleration or sharp cooling within the snapshot itself.
The current figures put buyers in a comparatively strong negotiating position. With 46 of 49 listed properties still actively for sale and an SSTC rate of +15.0%, sellers are competing for a limited pool of committed buyers rather than the reverse. The 761-day average time on market and 25.0 months of inventory both support a patient, evidence-led approach to offers, particularly on properties that have already been listed for an extended period, where a seller’s motivation to reach agreement is likely to have grown.
Haddiscoe is a village where our team spends time understanding each individual property’s story rather than relying on the average price alone. An asking price of £364,000 might describe a modest family home or a substantial detached house depending on which end of the £200,000 to £820,000 range it sits in, and we treat every valuation here with that context in mind. Working alongside The Ivybridge Collection‘s wider coverage of the district gives us a useful vantage point on how Haddiscoe’s 25.0 months of inventory compares with the pace of sale in neighbouring villages, and that comparison shapes the guidance we give both buyers and sellers here.
A closer look at Haddiscoe’s current listings shows why the headline averages need unpacking. Church Road in Thurlton, NR14 6RN, has one three-bedroom detached house listed at £350,000 after 80 days on market and a near-identical property on the same road already sold subject to contract at £325,000 after the same 80 days, illustrating how closely priced comparables can produce different outcomes. At the other end, Low Road in Thurlton, NR14 6PZ, has sat at £575,000 for 659 days, a length of time that helps explain why the area’s 761-day average is pulled upward by a handful of slower-moving, higher-value listings rather than reflecting every property equally. With detached houses making up 65% of the 20 comparable listings analysed, the average price of £364,000 is heavily influenced by this type, and the 25.0 months of inventory suggests the market has more of this stock than current demand is absorbing.
Buying in Haddiscoe at present means taking your time is genuinely an advantage rather than a risk of missing out. With 46 properties actively for sale and only 3 sold subject to contract, there is little pressure to rush a decision, and the 761-day average time on market means many sellers have already had a long period to adjust their expectations. Look closely at comparable sales rather than asking prices alone: recent completions such as Karinya on Rectory Road at £330,000 give a more reliable sense of achievable value than current listings, which can sit well above eventual sale prices in a market carrying 25.0 months of inventory. A survey and a realistic view of a property’s true condition matter here as much as anywhere, particularly on older detached stock that forms the bulk of what is available.
Our view of Haddiscoe is that it rewards patience on both sides of a transaction. The village’s average price of £364,000 sits within touching distance of Norton Subcourse, and its £200,000 to £820,000 spread shows there is genuine variety in what buyers can find here, from smaller cottages to substantial detached houses. What the 25.0 months of inventory and 761-day average marketing period tell us is not that the village lacks appeal, but that pricing needs to be set with real discipline from the outset. Properties that reflect recent Land Registry evidence rather than aspirational comparables tend to move through the process with fewer surprises, and that is the approach we bring to every valuation conversation here.
For an investor assessing Haddiscoe, the average property price of £364,000 and a price range stretching from £200,000 to £820,000 offer entry points across several tiers of the market. The current SSTC rate of +15.0% and 25.0 months of inventory point to a market with more available stock than active demand, which can support patient acquisition strategies but also implies a longer expected holding period before resale, given the 761-day average time on market. No rental demand data is available for Haddiscoe in this report, so any yield-based investment case would need to be built on separately sourced local letting evidence rather than the figures presented here.
Of the 20 comparable listings analysed for Haddiscoe, detached houses make up 65% (13 properties), semi-detached houses account for 30% (6 properties), and terraced houses represent the remaining 5% (1 property). This mix, heavily weighted towards detached stock, is a key driver behind the village’s £364,000 average price and its wide range from £200,000 to £820,000, since detached houses typically anchor the upper portion of that range while semi-detached and terraced properties are more likely to sit towards the lower end.
Among the properties currently for sale near Haddiscoe, Low Road in Thurlton, NR14 6PZ, is listed at £575,000 for a three-bedroom detached house that has been on the market for 659 days. Beccles Road, Norwich NR14, NR14 6RJ, offers a four-bedroom detached house at £550,000 after 310 days, while Mill Lane in Thorpe-Next-Haddiscoe, NR14 6PX, has a five-bedroom detached house at £550,000 listed for 114 days. At the more affordable end, Hampton Avenue in Thurlton, NR14 6RH, has a two-bedroom detached house at £215,000 after 62 days, and Church Road, Thurlton, NR14 6RN, has a three-bedroom detached house at £350,000 after 80 days, with a comparable property on the same road already sold subject to contract at £325,000. Across the wider set of 49 listings for the area, 46 remain actively for sale and 3 have progressed to SSTC.
Land Registry records for Haddiscoe show six completed sales. 2 Gravel Pit Lane, a semi-detached house, sold for £235,000 on 2026-04-08. Winterberry on Thorpe Road, also semi-detached, sold for £285,000 on 2025-11-05. Copperfields on The Street, a detached house, sold for £220,000 on 2025-06-30, while Karinya on Rectory Road, also detached, achieved £330,000 on 2025-06-03. Speravi, 1 The Street, a semi-detached house, sold for £147,000 on 2025-01-23, and The Old Barn on Hall Road sold for £290,000 on 2024-10-18. These are completed transactions rather than current asking prices, and they sit within a narrower band, from £147,000 to £330,000, than the current £200,000 to £820,000 asking range, with every one of these sales below the village’s £364,000 average listing price.
Haddiscoe’s average price of £364,000 sits £14,359 below the Norfolk county average of £378,359, a difference of 3.8%. The more striking gap is in marketing time: the village’s average of 761 days on market runs 371 days longer than the Norfolk average of 390 days, a difference drawn from comparison with 340 other areas in this tenant’s own coverage. Together these figures suggest Haddiscoe offers prices modestly below the county norm, but with properties typically taking substantially longer to sell than is usual across Norfolk as a whole.
Set against its closest neighbours, Haddiscoe’s £364,000 average price matches Norton Subcourse exactly, where the average is also £364,000 and the SSTC rate is the same +15.0%. By comparison, Thurlton has a lower average price of £309,500, a difference of £54,500, and a lower SSTC rate of +10.0%, while Raveningham averages £320,000, a difference of £44,000, with an SSTC rate of +10.0%. Haddiscoe’s higher SSTC rate alongside Norton Subcourse suggests these two villages are seeing a broadly similar pace of transactions relative to Thurlton and Raveningham.
Haddiscoe sits in the marshland landscape of the Waveney valley in southern Norfolk, a village of scattered houses, working farmland and long views across the river grazing marshes. The parish church, the old maltings and the mix of traditional Norfolk brick and flint cottages alongside more recent detached houses give the village a character built on centuries of quiet agricultural life rather than commuter development. It is not a place with a high street of shops, but that is part of its appeal to buyers wanting genuine rural quiet with the Norfolk Broads and the coast within easy striking distance. The variety in the current £200,000 to £820,000 price range reflects this mix of older village cottages and larger detached houses that have been built or extended over the years.
Selling a home in Haddiscoe at present means working against a backdrop of 25.0 months of inventory and an average of 761 days on market, both signs of a market where stock outpaces buyer demand. With only 3 of the 49 currently listed properties sold subject to contract, sellers need pricing that reflects real, recent evidence rather than optimistic comparison with the higher end of the £200,000 to £820,000 range. Recent Land Registry completions, such as £220,000 for Copperfields on The Street and £330,000 for Karinya on Rectory Road, give a more grounded starting point for pricing conversations than current asking prices alone, particularly for detached houses, which make up 65% of the comparable listings and therefore face the most direct competition.
With an average marketing period of 761 days across active Haddiscoe listings, a passive approach to selling here simply does not deliver results quickly enough for most sellers. Our approach combines close reading of recent Land Registry evidence, such as the £147,000 to £330,000 range of completed sales across the village, with a realistic assessment of how a specific property compares to what is currently for sale nearby. We know the difference between a detached house that will hold interest against the 65% of comparable stock competing for the same buyers, and one that needs a different pricing strategy entirely, and we set marketing plans accordingly rather than applying a single formula to every listing.
The Ivybridge Collection covers Haddiscoe as part of its wider Norfolk and Suffolk coverage, and we track this village’s figures, including its 761-day average marketing period and 25.0 months of inventory, alongside the 340 other areas we monitor across the county. That broader coverage means we can place Haddiscoe’s £364,000 average price in genuine context rather than in isolation, and we are available to discuss what these figures mean for a specific property here.
Anyone buying or selling in Haddiscoe should treat the average figures in this report as a starting point rather than a substitute for property-specific advice. A £364,000 average conceals real variation across a £200,000 to £820,000 range, and the 761-day average time on market includes properties that sold quickly alongside others that have taken far longer. Sellers should ask for a valuation grounded in recent Land Registry completions such as the £220,000 to £330,000 detached house sales recorded here, rather than in the asking prices of currently unsold competitors. Buyers should factor the 25.0 months of inventory into their timeline expectations and negotiate with reference to actual sold evidence, not listing prices alone. For a property-specific assessment, a qualified local valuation remains the most reliable next step.
This report on Haddiscoe draws on current live listings data as of 1 August 2026, showing 49 properties for sale, 3 sold subject to contract and 46 still active, together with Land Registry records of completed sales in the village. Comparisons with the Norfolk county average are based on aggregated data across 340 other areas in this tenant’s own coverage, and comparisons with Thurlton, Norton Subcourse and Raveningham use the same live listings methodology applied consistently across neighbouring areas. Figures are refreshed periodically to reflect changing market conditions.
If you are weighing up a move in or around Haddiscoe, whether buying into a village with 25.0 months of inventory to choose from or considering how to price a sale against 761 days of average marketing time, a conversation with our team is a sensible starting point. We can talk through what the current £364,000 average and the recent Land Registry sales in the village actually mean for your particular property, and set out a realistic plan from there. Get in touch to arrange a valuation or simply to ask questions about how Haddiscoe’s market compares to the villages around it.
For a fuller picture of the local area, our market reports for Thurlton, Norton Subcourse and Raveningham cover each village’s own average prices, SSTC rates and days on market in the same detail as this Haddiscoe report, allowing a direct side-by-side comparison of conditions across the immediate area.
