As of 27 September 2026, Horning’s for-sale market is a small, high value segment of just 7 properties, with an average asking price of £1,228,571 and nothing currently agreed. None of the seven listings have progressed to sold subject to contract, giving an SSTC rate of 0.0% and placing the village firmly in Extreme Buyers’ Market territory at this snapshot.
Pricing across the current stock spans £950,000 to £1,675,000, a tight band that confirms this is not a representative cross-section of Horning housing but a cluster of its higher value homes. Average time on market for this group stands at 77 days, a figure worth reading alongside the complete absence of agreed sales rather than in isolation.
Properties currently for sale: 7
Sold subject to contract: 0
Actively for sale (not yet SSTC): 7
SSTC rate: 0.0%
Average asking price: £1,228,571
Price range: £950,000 to £1,675,000
Average days on market: 77 days
Market temperature: Extreme Buyers’ Market
Snapshot date: 27 September 2026
Recent Land Registry completions for Horning (6 recorded sales): £420,000, £725,000, £280,000, £266,000, £250,000 and £525,000, comprising 4 detached and 2 semi-detached properties.
The defining trend in this snapshot is the complete separation between the current asking stock and recent completed sales. The 7 properties listed now average £1,228,571 and sit between £950,000 and £1,675,000, while the most recent Land Registry completions in Horning ranged from £250,000 to £725,000. That is not a gradual drift upward, it is two different market tiers appearing in the same village at the same time.
The second trend is the standstill in conversions. With zero of the seven active listings sold subject to contract, there is currently no transaction momentum at all at this price point, despite an average days on market figure of 77 days that is, taken alone, faster than the wider county norm.
Horning’s current listings sit squarely within an Extreme Buyers’ Market. An SSTC rate of 0.0% across all 7 active properties means every home currently marketed is still waiting for an offer to stick, with none having reached the agreed stage at this snapshot.
This is a market where sellers at the £950,000 to £1,675,000 level are, for now, outnumbering interested buyers willing to transact at those figures. The absence of any SSTC activity across the full sample is the clearest single indicator of where negotiating leverage currently sits.
Momentum reads as stalled rather than slow. The 77 day average time on market for Horning’s current listings is, on its own, a reasonably brisk figure, notably faster than the 246 day Norfolk county average. Yet none of the 7 properties currently marketed have converted to sold subject to contract, so whatever pace exists has not yet translated into a single agreed sale.
That combination, quicker than average time on the books but a 0.0% SSTC rate, suggests a market that is attracting viewings and interest without yet producing offers that sellers are accepting, at least within this snapshot.
Buyers currently have a strong hand in Horning. With all 7 active listings still unsold and an SSTC rate of 0.0%, sellers at this upper price band have no recent agreed sale to point to as proof of current demand at their asking figure.
Given the price range runs from £950,000 to £1,675,000 with an average of £1,228,571, buyers negotiating at this level should treat the asking price as a starting point rather than a fixed figure, and should expect sellers to be realistic about the gap between aspiration and what the current data is actually supporting.
We have handled enquiries on Horning’s larger riverside and village properties long enough to recognise a familiar pattern when a run of high value homes sits on the market together with nothing agreed. It typically means the asking prices were set against aspiration rather than against what buyers at that level are actually willing to commit to right now, and the seven current listings fit that pattern closely.
Our conversations with buyers circling this price band tend to focus less on the headline figure and more on specifics, mooring rights, plot size, proximity to the river, and whether the asking price reflects a genuine premium feature or simply optimism. Sellers who can answer those questions convincingly tend to generate real interest even in a market moving as slowly toward agreement as this one currently is.
Look past the average price of £1,228,571 and the picture in Horning becomes more specific. All 7 current listings sit in a narrow upper band, £950,000 to £1,675,000, and none have moved to sold subject to contract. That is a 0.0% SSTC rate against a full active sample, not a partial one, which makes it a meaningful signal rather than statistical noise from a handful of outliers.
Set against the Land Registry record of 6 completed Horning sales, ranging from £250,000 to £725,000 across 4 detached and 2 semi-detached properties, the gap is stark. Nothing in the recent completed sales data reaches even the lower end of the current asking range, which suggests the active stock represents a distinct, higher tier of the village rather than a continuation of recently proven pricing.
Buying in Horning at the level currently on the market means engaging with a small pool of 7 properties, all priced between £950,000 and £1,675,000, none of which have an agreed buyer yet. That gives genuine room to negotiate, to request a second viewing, and to take professional advice on valuation before committing, since there is no competing offer pushing a decision.
It is worth asking any agent showing you one of these homes what comparable evidence actually supports the asking figure, since the most recent completed sales recorded for Horning sit well below this price band. A property that has been on the market for close to or beyond the current 77 day average without an offer is often one where the price, rather than the property itself, is the sticking point.
Our considered view is that Horning’s current top end listings reflect an understandable but temporary mismatch between what a small number of sellers hope their riverside or larger village homes are worth and what buyers at that level are presently prepared to agree. A 0.0% SSTC rate across all 7 active properties is not a verdict on Horning as a place, it is a verdict on where asking prices currently sit relative to demand.
We would encourage sellers in this band to treat the recent Land Registry sales, which topped out at £725,000, as a sobering but useful reference point when setting expectations, rather than relying solely on the aspirations of similarly priced neighbours who have, so far, not managed to sell either.
For an investor, Horning’s current data presents a clear two tier picture rather than a single market to assess. The 7 active listings average £1,228,571 with a range of £950,000 to £1,675,000, and none have an agreed buyer, making this an unproven price tier at present with a 0.0% SSTC rate.
The Land Registry’s 6 recorded completions, by contrast, ranged from £250,000 to £725,000 across 4 detached and 2 semi-detached properties, and represent the only actual evidence of prices buyers have genuinely paid in the village recently. An investor weighing entry at the higher band currently on the market should recognise that no recent completed transaction in Horning has reached that level, and should price any acquisition and exit strategy accordingly.
The current 7 listings in Horning are not broken down by property type in this snapshot, but their price range of £950,000 to £1,675,000 points to larger detached houses and substantial riverside plots rather than smaller or starter stock. That alone explains much of the gap to the village’s overall averages seen elsewhere in this market.
The Land Registry’s 6 recorded completions give a firmer type breakdown: 4 detached properties and 2 semi-detached, selling between £250,000 and £725,000. Detached houses dominate both the completed sales and, by inference, the current higher priced listings, but the sold data shows that detached in Horning has historically covered a far wider price span than the current active stock suggests.
Horning currently has 7 properties for sale, all of them still actively seeking a buyer with none sold subject to contract, an SSTC rate of 0.0%. Asking prices run from £950,000 to £1,675,000, with an average of £1,228,571 across the group.
Average time on the market for these listings stands at 77 days. Combined with the lack of any agreed sale among the full sample, this points to a set of properties generating interest and viewings without, so far, converting that interest into accepted offers.
Land Registry records show 6 completed sales in Horning in recent months. On 7 August 2026, 6 Parker Way, a semi-detached house, sold for £420,000. On 30 June 2026, 4 Parkland Close, a detached house, sold for £725,000, and on 17 June 2026, 2 Staithe Close, also detached, sold for £280,000.
Earlier in the year, 6 Grove Bungalows, a semi-detached property, sold for £266,000 on 15 April 2026, 19 Broadwater Way, detached, sold for £250,000 on 31 March 2026, and Whispering Reeds on Lower Street, detached, sold for £525,000 on 25 March 2026. Across the 6 sales, detached properties account for 4 and semi-detached for 2, with completed prices ranging from £250,000 to £725,000, notably below the £950,000 to £1,675,000 range of the properties currently on the market.
Horning’s current average asking price of £1,228,571 sits well above the Norfolk county average of £857,829, a difference of £370,743 or 43.2%. That gap is consistent with the current active stock being concentrated at the higher end of the village’s range rather than reflective of typical pricing across all of Horning’s housing.
On pace, the comparison runs the other way. Horning’s average days on market of 77 days is 169 days fewer than the Norfolk average of 246 days, meaning that, time on market alone, the current listings are moving through the process faster than the typical county property, even though none have yet reached sold subject to contract.
Against its closest neighbours, Horning’s current average price stands apart. Woodbastwick carries an average price of £464,583, some £763,988 below Horning’s current figure, but a markedly stronger SSTC rate of 58.3%, suggesting a more active, faster converting market at that lower price point.
Neatishead sits closer in price terms, averaging £1,000,000 against Horning’s £1,228,571, a difference of £228,571, yet shares Horning’s current 0.0% SSTC rate. The two villages are, for now, experiencing a similar stall in agreed sales at comparable upper price levels, even while Woodbastwick’s lower priced stock continues to move.
Horning’s identity is bound up with the River Bure, but the village itself is more than a mooring point for passing boats. Lanes running back from the water hold a mix of thatched cottages, substantial detached houses with private river frontage, and newer builds set further inland, which is part of why its current asking prices span such a wide band. The parish church of St Benedict, the village shop, and a handful of pubs give Horning a genuine working centre rather than a purely seasonal one.
Travel a short way along the Bure and you reach Hoveton, which shares the river but has a noticeably different, more commercial feel with its shops and railway link. Horning, by contrast, stays quieter and more residential, which is exactly what draws buyers willing to pay for a riverside plot and accept a slower pace of life in exchange.
Selling at the upper end of Horning’s market right now means joining 7 active listings, none of which have yet secured a buyer, in an Extreme Buyers’ Market with a 0.0% SSTC rate. That is a tough backdrop for a seller expecting a quick result, and it calls for pricing grounded in the actual completed sales evidence rather than in what a neighbouring listing happens to be asking.
The 77 day average time on market for current listings is not, by itself, a bad figure, it compares favourably with the 246 day Norfolk average. The real challenge is converting that interest into an agreed sale, which the recent Land Registry completions suggest is more achievable at price points closer to the £250,000 to £725,000 range than at the £950,000 plus level currently being tested.
A village with as sharp a split as Horning currently shows, between a cluster of unsold £950,000 plus listings and completed sales that top out at £725,000, needs an agent willing to say so plainly rather than simply matching a seller’s hoped for figure. That honesty is what separates a listing that sells from one that sits unsold for months.
We work this stretch of the Bure valley regularly enough to know which features at this price level genuinely command a premium, mooring, plot depth, river aspect, and which are asking buyers to pay for optimism rather than substance. That distinction matters more here, given the current 0.0% SSTC rate, than it would in a market where almost anything reasonably priced was selling.
We cover Horning as part of our regular work across the Bure valley villages, and our visits take in the full run of properties from the staithe end of the village through to the quieter lanes further inland where several of the current higher value listings sit. That regularity is why we can speak to the current gap between asking prices and completed sales with confidence rather than guesswork.
Our coverage sits alongside neighbouring patches including Hoveton, which gives us a useful comparative view of how Horning’s current price positioning and stalled SSTC rate look against a busier, more commercial riverside neighbour.
Our professional advice to anyone selling in Horning’s current upper band is to commission a fresh, evidence based valuation before adjusting an existing asking price, rather than assuming the figure needs only a modest trim. With all 7 active listings still unsold and a 0.0% SSTC rate, the market is signalling that the gap between ask and acceptable offer may be larger than a small reduction would close, particularly given that the most recent Land Registry completions in the village reached no higher than £725,000.
For buyers, the advice is equally direct: use the 77 day average days on market and the complete absence of agreed sales as leverage in any offer, and request the vendor’s rationale for pricing above recent completed evidence before increasing an opening offer. A formal valuation or independent survey remains the soundest basis for any final figure at this price level, and we would always recommend taking that step before exchanging contracts on a property in this band.
The figures in this report reflect a snapshot of the Horning property market taken on 27 September 2026, covering the 7 properties currently listed for sale, their sold subject to contract status, asking prices, and average days on market. Completed sale prices are drawn separately from Land Registry records for Horning, 6 transactions in total, which are kept distinct from the current, uncompleted listings throughout this report.
County level context comes from Norfolk averages calculated across 341 other areas in our coverage, and neighbouring area comparisons are drawn from the equivalent current snapshots for Woodbastwick and Neatishead.
If you are weighing up a move in Horning, whether you are testing the current upper end of the market or considering a sale at a more typical village price point, we would be glad to talk through what these figures mean for your specific property. Get in touch with The Ivybridge Collection for a straightforward, evidence based conversation before you list or make an offer.
For a wider view of how this corner of the Norfolk Broads is performing, our reports on neighbouring villages are worth reading alongside this one. Woodbastwick’s much lower average price and far stronger SSTC rate make an instructive contrast to Horning’s current stalled upper band, while Neatishead, closer in price terms, is currently experiencing a similarly flat 0.0% SSTC rate of its own.
Together, these reports give a more rounded picture of demand across the area than any single village’s figures can offer on their own.
