Hales enters this reporting period with an average asking price of £300,600 across a village where 72 properties currently sit on the open market. Of those, 69 remain actively for sale while just 3 have progressed to sold subject to contract. Properties here are taking an average of 435 days to find a buyer, and at the current sales rate there are 14.3 months of inventory sitting unsold, a figure that points to a market with considerably more supply than immediate demand. Asking prices span a wide range, from £175,000 up to £1,350,000, reflecting a village housing stock that runs from modest terraces to substantial detached homes.
Properties for sale: 72 (69 active, 3 SSTC)
SSTC rate: 15.0%
Average asking price: £300,600
Price range: £175,000 to £1,350,000
Average days on market: 435 days
Months of inventory: 14.3 months
Property type mix (from 20 comparable listings): Detached houses 60% (12), semi-detached houses 30% (6), terraced houses 10% (2).
The clearest trend in Hales at present is the sheer volume of stock relative to how quickly it clears. With 69 properties still actively marketed against only 3 sold subject to contract, the SSTC rate of 15.0% signals that the majority of sellers are still waiting for offers. An average of 435 days on market reinforces this picture of a slow-moving village market, one where patience rather than urgency defines the buying process. At 14.3 months of inventory, supply is running well ahead of the pace at which homes are actually being taken off the market.
Taken together, the figures for Hales point to conditions that favour buyers. With 69 of 72 listed properties still actively for sale and only 3 recorded as sold subject to contract, competition for any individual home is limited. An SSTC rate of 15.0% combined with 14.3 months of inventory means stock is accumulating faster than it is being absorbed, giving buyers room to negotiate and time to make considered decisions rather than rushed ones.
Momentum in Hales currently sits on the slower end of the scale. Average days on market of 435 is 44 days longer than the wider Norfolk county average of 391 days, indicating that homes here typically take noticeably more time to sell than the county norm. With only 3 of 72 listings currently under offer, there is little sign of a sudden acceleration in the pace of sales, and the 14.3 months of inventory suggests the market is settling into a steady, unhurried rhythm rather than tightening.
For buyers approaching Hales, the current data supports a measured, evidence-led negotiating stance. With 69 properties still actively for sale and an average of 435 days on market, vendors of longer-listed homes are likely to be more receptive to offers below asking price. The 14.3 months of inventory gives buyers the luxury of comparing multiple properties before committing, and with only 3 homes currently SSTC, there is little pressure to compete aggressively against other buyers for any single property.
Our team at The Ivybridge Collection has watched Hales move through a phase where sellers with realistic expectations still transact, while overpriced homes simply sit. The 435 day average days on market is not evenly distributed. Well-presented, sensibly priced homes still attract interest well before that figure is reached, while others drag the average upward. Reading the individual listing, not just the headline number, is what actually separates a saleable home from a stagnant one here.
A closer look at Hales shows a market shaped as much by composition as by pricing. Detached houses account for 60% of the 20 comparable listings analysed, a mix that pulls the £300,600 average upward given the wide price range on offer, from £175,000 to £1,350,000. Among the current comparable stock, a 2 bed detached house on Gunton Road (NR14 6DP) is listed at £256,000 after 74 days, while a 3 bed detached property at Warren View has already gone SSTC at £320,000 after just 79 days, considerably faster than the village average. By contrast, a 2 bed semi-detached house on Gunton Road at £235,000 has been on the market for 233 days, illustrating how individual pricing and presentation, not just property type, drive the wide spread in outcomes.
Buying in Hales at present means entering a market with genuine choice. With 69 active listings and 14.3 months of inventory, there is no need to make snap decisions under pressure from competing buyers, since only 3 properties are currently sold subject to contract. That said, faster-moving examples exist, such as the Cannell Road semi-detached house listed at £275,000 which had attracted interest within just 23 days, so buyers should still move promptly on well-priced homes rather than assuming every property will sit for the full 435 day average.
Our considered view is that Hales rewards patient, well-informed buyers and realistic sellers in roughly equal measure. The village’s 14.3 months of inventory and 435 day average days on market are not signs of a broken market, but of one where pricing discipline matters more than usual. Vendors who study recent comparable evidence, rather than optimistic aspiration, are the ones seeing genuine interest, while buyers who understand this dynamic can negotiate from a position of real strength.
For an investor assessing Hales, the average price of £300,600 sits within a broad range of £175,000 to £1,350,000, reflecting a mixed housing stock rather than a single, uniform investment profile. With 14.3 months of inventory and an average of 435 days on market, this is not a fast-turnover location, so any acquisition strategy here should be built around a longer holding horizon. The SSTC rate of 15.0% and only 3 properties currently under offer out of 72 listed confirm that absorption of stock is gradual rather than rapid. Rental demand and yield data are not available in this dataset and would need to be assessed separately before any investment decision.
Detached houses dominate the current Hales market, making up 60% (12 of 20) of the comparable listings analysed, followed by semi-detached houses at 30% (6) and terraced houses at 10% (2). This detached-heavy mix helps explain the width of the £175,000 to £1,350,000 price range and pulls the £300,600 village average upward. Current examples show the spread within types too: a 2 bed detached house on Gunton Road is priced at £256,000, while semi-detached comparables range from £235,000 for a 2 bed property up to £325,000 for a 5 bed home, and the single terraced comparable on Gunton Road is listed at £200,000.
There are 72 properties currently listed in Hales, of which 69 remain actively for sale and 3 have moved to sold subject to contract. Among the current comparable listings, prices range from a £200,000 2 bed terraced house on Gunton Road (109 days on market) to a £325,000 5 bed semi-detached house, also on Gunton Road, which has been listed for 184 days. A 3 bed detached house at Warren View has already gone SSTC at £320,000 after only 79 days, while a 3 bed semi-detached house on Cannell Road, priced at £275,000, has attracted attention in just 23 days, both notably quicker than the village’s 435 day average.
Land Registry records show six completed sales in Hales in recent months. 33 Millside, a detached house, sold for £340,000 on 21 May 2026, on the same date as 29 Millside, a terraced house, which sold for £225,000. 4 Wood End Close, a semi-detached house, completed at £200,000 on 14 May 2026. Further back, 9 Heckingham Park, a terraced house, sold for £255,000 on 22 April 2026, and 20 Heckingham Park, a flat, sold for £185,000 on 2 April 2026. Rehoboth House on Heckingham Park Drive, a semi-detached property, achieved the highest recorded price of £450,000 on 6 November 2025.
Hales sits notably below the Norfolk county average on price, with the village’s £300,600 average price coming in £77,947 lower than the Norfolk average of £378,547, a difference of 20.6%. Homes here also take longer to sell, with the 435 day average days on market running 44 days above the Norfolk-wide average of 391 days. Both figures point to Hales as a more affordable, slower-moving corner of the county compared with the typical area across Norfolk’s wider market.
Set against its immediate neighbours, Hales is the most affordable of the group at £300,600. Chedgrave carries a higher average price of £322,000, a difference of £21,400, alongside a lower SSTC rate of 10.0%. Loddon is the closest in price at £292,000, just £8,600 below Hales, but shows a notably stronger SSTC rate of 20.0%, suggesting quicker buyer take-up there. Raveningham sits at £320,000, £19,400 above Hales, with an SSTC rate of 10.0%. Across all three neighbours, Hales offers the lowest entry price point but also the softer SSTC rate at 15.0%.
Hales is a small Norfolk village set within a quiet, rural pocket of the wider Loddon area, where farmland and quiet lanes give the place a genuinely tucked-away, unhurried feel. It is the kind of village where day-to-day life still revolves around nearby market towns for shops and schools, while home itself offers space, garden and a slower pace than anything you would find closer to Norwich. The housing stock reflects this character, with a strong presence of detached family homes sitting alongside smaller terraces and semis, giving the village a mixed but distinctly rural residential identity.
Selling a home in Hales at present means competing within a pool of 72 listed properties, only 3 of which have so far progressed to sold subject to contract. With an average of 435 days on market and 14.3 months of inventory sitting unsold, vendors need to price accurately from day one rather than testing the market with an ambitious asking figure. The evidence from current listings shows that homes priced in line with comparable evidence, such as the Cannell Road semi-detached house that found interest within 23 days, move considerably faster than the village average.
Selling in a market with 14.3 months of inventory and 69 active competing listings requires an agent who can price against genuine local evidence rather than guesswork. We track every comparable sale and current listing in Hales closely, from the Millside and Heckingham Park completions through to what is presently under offer at Warren View, so that our valuations for clients reflect what buyers are actually paying, not just what sellers hope to achieve.
We maintain an active watch on the Hales market as part of our wider coverage of the Loddon and Chedgrave area, tracking each new listing, sale and completion as it happens. Our familiarity with the village extends from the terraces around Heckingham Park to the larger detached homes that define the upper end of the £175,000 to £1,350,000 price range, giving clients grounded, current guidance rather than generic estimates.
Anyone considering a purchase or sale in Hales should treat the 435 day average days on market as a starting point for discussion, not a fixed expectation for any individual property. Vendors are advised to price against genuine recent completions, such as the £225,000 to £340,000 range achieved at Millside this year, rather than against optimistic asking prices elsewhere on the market. Buyers, meanwhile, should factor the 14.3 months of inventory into their timeline, allowing room to compare several properties before committing, while remaining ready to act quickly on the minority of listings, like those seeing interest within a few weeks, that are clearly priced to sell.
This report on Hales draws on current live listings, sold subject to contract records, and completed Land Registry sales data as of 1 August 2026, alongside comparable figures from neighbouring Chedgrave, Loddon and Raveningham and the wider Norfolk county average compiled from 340 other areas in our coverage. It is intended to give an accurate, evidence-based picture of the village market at this point in time rather than a static or promotional estimate.
If you are weighing up a sale or purchase in Hales, we would welcome the chance to talk through what the current figures, from the 435 day average days on market to the recent Millside and Heckingham Park completions, actually mean for your own property. Get in touch for a straightforward, evidence-based valuation and a genuine conversation about your options.
For a broader view of the surrounding market, our reports for Chedgrave, Loddon and Raveningham cover each area’s own average prices, SSTC rates and days on market, and are worth reading alongside this Hales report for anyone weighing up options across the wider Loddon area.
