Horsford’s market currently shows 47 properties for sale, of which 45 remain actively marketed and just 2 are sold subject to contract, putting the SSTC rate at 10.0%. The average asking price stands at £371,000, with listings ranging from £199,500 up to £1,250,000, reflecting the village’s mix of starter homes and substantial detached properties. Average days on market sits at 304, and with 10.0 months of inventory currently on the books, stock is building up faster than it is clearing, a pattern that shapes how both buyers and sellers should approach the coming months.
Current market status:
Price summary:
Property type mix (from 20 comparable listings analysed):
The clearest signal in Horsford’s current figures is the low uptake rate: only 2 of the 47 properties on the market, a 10.0% SSTC rate, have found a buyer willing to commit. Average days on market of 304 is lengthy in absolute terms, though it is actually 87 days shorter than the Norfolk county average of 391, suggesting Horsford moves somewhat more efficiently than the county as a whole even while stock accumulates. With 10.0 months of inventory outstanding, supply is comfortably ahead of the pace at which homes are being taken under offer, and the average price of £371,000 sits close to, but marginally below, the Norfolk average of £378,338.
With 45 of Horsford’s 47 listed properties still actively seeking a buyer and an SSTC rate of just 10.0%, current conditions favour buyers rather than sellers. That reading is reinforced by 10.0 months of inventory sitting on the market, well above the volume of stock that would clear quickly under stronger demand. Neighbouring Horsham St Faith, by comparison, runs an SSTC rate of 30.0%, considerably higher than Horsford’s own figure, and vendors here need to price with that context in mind rather than assuming demand matches neighbouring villages.
Momentum in Horsford is best described as subdued rather than volatile. A 10.0% SSTC rate and 10.0 months of inventory point to a market where stock is accumulating rather than being absorbed at pace, yet the average days on market of 304, while long, remains 87 days shorter than the Norfolk average of 391. That combination reads as a market that has settled into a slower rhythm rather than one that is accelerating or collapsing, with properties taking real time to secure a buyer but not sitting indefinitely without any movement at all.
Buyers approaching Horsford currently hold a reasonably strong hand. An SSTC rate of only 10.0% and 10.0 months of inventory mean sellers are competing against a large pool of 45 actively marketed alternatives, and the average marketing period of 304 days suggests vendors who are genuinely motivated to sell are more likely to entertain measured, evidence-based offers rather than holding firm on asking price. For sellers, this points to setting a realistic price from the outset rather than testing the market, since properties priced ambitiously in a field of 47 listings risk simply adding to the 304-day average rather than beating it.
We’ve watched enough Horsford listings move, or stall, to know that this village rewards patience and precise pricing rather than optimism. Streets like Church Street, Dog Lane and Holt Road regularly produce some of the higher-value detached listings we track, while smaller family homes on roads such as Columbine Road and Coltsfoot Road tend to move at a different pace entirely. What we bring to every valuation conversation in Horsford is a working knowledge of which of the current 47 listings are genuinely competing with a given property, not just a generic Norfolk average.
Look beneath the headline average price of £371,000 and Horsford’s market tells a more nuanced story. The village sits 1.9% below the Norfolk county average of £378,338, a modest but real discount that partly explains why demand, while not absent, has not been strong enough to push the SSTC rate above 10.0%. Days on market of 304 is high on its own terms, yet it compares favourably against the Norfolk average of 391 days, a difference of 87 days that suggests Horsford’s fundamentals are not out of step with the county, even if the current 10.0 months of inventory shows supply outpacing demand at this particular moment. The spread between the lowest listing at £199,500 and the highest at £1,250,000 also indicates a market serving genuinely different buyer budgets within the same small village, which affects how any single sale should be benchmarked.
Buying in Horsford right now means working through a genuinely wide field of choice, 45 actively marketed properties spanning £199,500 to £1,250,000, so the first task is narrowing that range to homes that are realistically comparable to what you need. With average days on market at 304 and only 10.0% of current listings under offer, there is little reason to rush a decision or to offer at full asking price without scrutiny. Expect negotiations to reward buyers who have done their homework on individual streets, since a detached house on Dog Lane and a semi-detached property on Columbine Road are simply not competing in the same bracket, despite both sitting inside the same village boundary.
Our considered view on Horsford is that the current 304-day average marketing period and 10.0% SSTC rate reflect a market working through a genuine surplus of choice rather than a village that has fallen out of favour. An average price of £371,000, sitting close to the Norfolk county figure, tells us the fundamentals here remain sound, it is the pace of transactions rather than the underlying value that has shifted. For sellers willing to price against the reality of 45 active competing listings, and for buyers prepared to move decisively once they find the right match among the current £199,500 to £1,250,000 range, there is real opportunity in a market that is currently taking its time rather than one that has stopped moving.
For an investor weighing up Horsford, the average price of £371,000 sits fractionally below the Norfolk county average, while the current 10.0 months of inventory and 10.0% SSTC rate both point to a market with more supply than immediate demand. Average days on market of 304, though 87 days shorter than the Norfolk average of 391, still signals a holding period that should be built into any acquisition timeline rather than assumed away. Rental demand data is not yet available for this report, so any yield assumptions should be tested against local letting evidence before committing capital.
Of the 20 comparable listings analysed for Horsford, detached houses make up 75% (15 properties) and semi-detached houses account for the remaining 25% (5 properties), and that split shows clearly in the current price range of £199,500 to £1,250,000. Among the properties we track directly, detached houses span a wide band, from a 3 bed on Coltsfoot Road at £350,000 up to an 8 bed on Dog Lane at £1,250,000, with a 5 bed on Church Street at £600,000 and a 5 bed on Holt Road at £625,000 sitting in between. The single semi-detached comparable currently listed, a 4 bed on Columbine Road, is priced at £335,000, illustrating how much the dominance of larger detached stock pulls the overall village average upward.
As of this report, Horsford’s live listings include a 5 bed detached house on Church Street (NR10 3DB) at £600,000 after 82 days on market, a 6 bed detached house on Dog Lane (NR10 3DH) at £1,150,000 after 59 days, and an 8 bed detached house also on Dog Lane at £1,250,000 after 141 days, the top of the current price range. At the more accessible end, a 4 bed semi-detached house on Columbine Road is listed at £335,000 after 74 days, a 3 bed detached house on Coltsfoot Road is priced at £350,000 and has only been on the market for 2 days, and a 5 bed detached house on Holt Road is available at £625,000 after 35 days. Together these six listings illustrate the wide spread across Horsford’s current 47 properties for sale.
Land Registry records show a run of completed sales in Horsford over recent months. 27 Kiln Road, a semi-detached property, sold for £250,000 on 2026-06-21, and the same address recorded an earlier completed sale of £250,000 on 2026-05-21. 2A Oak Grove, also semi-detached, sold for £240,000 on 2026-06-05. 2 Lings Close, a terraced house, sold for £200,000 on 2026-05-26, and 31 Bulrush Close, also terraced, sold for £237,000 on 2026-05-22. The strongest of these completed transactions was Hazel Dene on Dog Lane, a detached house that sold for £410,000 on 2026-05-22. These figures represent actual completed transactions, distinct from the SSTC and for sale listings referenced elsewhere in this report.
Horsford’s average price of £371,000 sits 1.9% below the Norfolk county average of £378,338, a difference of £7,338, positioning the village as modestly more affordable than the county as a whole. On timing, Horsford also compares well, with an average of 304 days on market against the Norfolk average of 391 days, 87 days fewer. That is a meaningfully different profile from a neighbouring village such as Felthorpe, where the average price of £362,500 is closer still to Horsford’s own figure, a difference of only £8,500, suggesting the two villages are drawing from a similar buyer pool.
Set against its closest neighbours, Horsford’s average price of £371,000 is £66,500 higher than Horsham St Faith, where the average sits at £304,500 and the SSTC rate runs considerably higher at 30.0%. Felthorpe, at £362,500 average and a 20.0% SSTC rate, sits just £8,500 below Horsford and shows stronger uptake. Drayton, meanwhile, averages £413,500, £42,500 above Horsford, with an SSTC rate of 15.0%. Across all three neighbouring areas, Horsford’s own SSTC rate of 10.0% is the lowest, indicating this village is currently the slowest moving of the group despite sitting between them on price.
Horsford sits among the villages north of Norwich, close enough to the city for a straightforward commute while retaining its own separate identity rather than feeling absorbed into the suburban fringe. The housing stock reflects that dual character, a mix of substantial detached homes on roads like Dog Lane and Holt Road alongside more modest semi-detached and terraced properties on streets such as Columbine Road, Kiln Road and Oak Grove. It is a village that suits buyers looking for a Norfolk address with room to breathe, whether that means a family house with several bedrooms or a smaller, more manageable property, and the range of prices currently on the market, from £199,500 to £1,250,000, reflects just how broad that appeal can be.
Selling in Horsford at present means competing against the 45 properties currently actively marketed alongside your own, so realistic pricing from day one matters more than it might in a faster moving market. With only 10.0% of current listings under offer and an average marketing period of 304 days, vendors should expect the process to take genuine time and should prepare for it accordingly, from securing a mortgage in principle for any onward purchase to being ready for a longer viewing period. Properties that sell fastest tend to be priced with reference to genuinely comparable stock, whether that is another detached house of similar size or a semi-detached property in the same bracket, rather than the village’s headline average of £371,000.
Choosing who represents your Horsford property matters because this is a village where the difference between a £350,000 listing and a £1,250,000 one sits on streets a few minutes apart, and generic regional pricing tools miss that nuance entirely. The Ivybridge Collection tracks the specific listings, sold prices and SSTC patterns across Horsford in detail, which means any valuation or marketing strategy we recommend is built from what is actually happening on Church Street, Dog Lane, Holt Road and the village’s smaller residential roads, not an averaged assumption drawn from the wider district.
The Ivybridge Collection maintains an active presence across this part of Norfolk, tracking Horsford alongside the surrounding villages as part of our regular coverage rather than treating it as an occasional add-on. That means when we discuss a property on Coltsfoot Road or Church Street with a client, we are speaking from an up to date view of what else is currently listed and what has recently completed in the village, not a one-off search pulled together for a single enquiry.
Our professional advice for anyone selling in Horsford right now is to price against the specific comparables in your bracket rather than the village-wide average of £371,000, which is pulled upward by the higher-value detached stock on roads like Dog Lane. Given an average marketing period of 304 days and an SSTC rate of only 10.0%, we would also advise against an initial price that assumes strong competitive tension between buyers, since the current 10.0 months of inventory suggests the opposite. For buyers, get a survey and mortgage offer organised early so you are able to move decisively when the right property does appear among the current range, since a slower market still rewards preparation over speed of decision.
The figures in this report are drawn from current live listings, Land Registry completed sale records, and comparative data across neighbouring Norfolk areas, reflecting Horsford’s market as it stood on 1 August 2026. Averages such as the £371,000 asking price and 304-day marketing period are calculated from the properties actively listed at that date, while sold price figures are taken directly from Land Registry completions and are not blended with SSTC or for sale listings that have not yet completed.
If you are weighing up a move in Horsford, whether buying among the current £199,500 to £1,250,000 range or preparing to sell into a market averaging 304 days to a sale, it is worth getting a proper read on where your specific property sits. Get in touch with our team for a private valuation conversation grounded in what is actually happening on Horsford’s streets right now, not a generic village-wide average.
For context beyond Horsford itself, our market reports for the surrounding villages cover the same period and methodology. Drayton, Felthorpe and Horsham St Faith each have their own report, useful reading if you are comparing Horsford against its immediate neighbours before making a decision.
