Horstead’s property market in August 2026 is defined by choice. There are 101 properties currently on the market, and of those only 2 are sold subject to contract, leaving 99 still actively available to buyers. That leaves an SSTC rate of 10.0%, a modest but genuine indicator of demand within a village that carries a fair amount of stock relative to its size. The average asking price sits at £396,500, spanning a wide range from £130,000 up to £825,000, which points to a village accommodating everything from modest starter homes to substantial detached houses along the River Bure corridor.
At 435 days, the average time a property spends on the market here is long by most standards, and it translates into 14.3 months of inventory at the current sales rate. This is not a market moving quickly, but it is one where patient, well-priced properties do sell, as the current SSTC listings and recent Land Registry completions confirm.
Market snapshot, 1 August 2026
Property type mix (from 20 comparable listings)
The clearest trend in Horstead right now is depth of choice rather than pace. With 99 active listings against just 2 SSTC, buyers have room to compare properties rather than compete for them, and the 435 day average time on market confirms this is not a market rewarding urgency from sellers who overprice. Detached houses dominate the visible stock at 75% of the 20 comparable listings analysed, which shapes the character of what’s actually available to view.
The £130,000 to £825,000 price spread is wide for a single village, reflecting a genuine mix of smaller older properties, such as those on Havergate, alongside larger detached family homes on roads like Mill Road. That breadth means average price figures need to be read alongside individual comparables rather than taken as a single benchmark.
With 99 of the 101 currently listed properties still actively for sale and only 2 under offer, Horstead’s conditions currently favour buyers. An SSTC rate of 10.0% combined with 14.3 months of inventory at the current sales rate indicates supply is running well ahead of the pace at which properties are being taken under offer. Sellers are not without leverage entirely, since well-priced homes here still do secure buyers, as shown by properties such as The Maltings, Church Close in nearby Coltishall reaching SSTC in 75 days, but the overall balance of stock to demand sits clearly on the buyer’s side of the ledger.
Momentum in Horstead reads as steady rather than accelerating. An SSTC rate of 10.0% is moderate, lower than the 20.0% seen in neighbouring Coltishall and considerably below Belaugh’s 44.0%, suggesting demand here is real but not intense. The 435 day average time on market, 44 days longer than the Norfolk county average of 391 days, reinforces that this is a market where sales happen at a measured pace rather than in a rush. Nothing in the current figures points to either a sudden cooling or a sharp upturn, this is a market holding a consistent, unhurried rhythm.
Buyers currently hold the stronger hand in Horstead negotiations. With 99 of 101 listed properties still actively for sale and 14.3 months of inventory outstanding, sellers competing for a limited pool of active buyers have reason to consider offers seriously rather than hold firm on asking price. The 435 day average time on market is a useful reference point for buyers: a property that has already sat for several months, such as Havergate’s 2 bed detached house at 270 days or Patricia Avenue’s 3 bed at 185 days, is a stronger candidate for a below-asking approach than a fresh listing like Tavern Court at just 50 days on market.
We’ve walked plenty of Horstead viewings over the years, from the older cottages tucked along Havergate to the more substantial detached houses fronting Mill Road, and the pattern rarely changes: this is a village where buyers take their time and sellers who understand that patience rarely regret it. It’s a village that sits quietly alongside its larger, more visible neighbour Coltishall, and many buyers who come to us asking about Horstead are really comparing it against that neighbouring market before deciding where to commit.
Our experience here tells us the properties that move fastest are the ones priced with genuine reference to recent Land Registry completions rather than aspirational comparison to the top of the £130,000 to £825,000 range.
Looking beneath the headline average price of £396,500, Horstead’s market figures tell a story of supply exceeding immediate demand. An SSTC rate of 10.0% against 101 total listings, with only 2 currently under offer, means the vast majority of stock, 99 properties, is still waiting for a buyer. That translates to 14.3 months of inventory, a figure that indicates the current pool of active listings would take well over a year to clear at the present sales pace.
The 435 day average days on market figure, when set against the Norfolk county average of 391 days, shows Horstead running 44 days slower than the wider county. This is not an outlier collapse but a consistent pattern of a village market that moves more deliberately than the Norfolk norm, likely a function of the dominance of detached houses (75% of comparable listings) which tend to attract a narrower, more selective pool of buyers than smaller property types.
Buying in Horstead means accepting that the right property may take time to surface, and equally that once you find it, there’s rarely urgent pressure to move on price alone. With 99 active listings and 14.3 months of inventory outstanding, you have room to view several comparable properties before committing. Take the current spread as a guide: a 2 bed detached house on Havergate is listed at £160,000, while a 5 bed detached on Mill Road commands £795,000, so understanding exactly what tier of the £130,000 to £825,000 range suits your budget matters before you start viewing.
Watch days on market closely. A property like Church Loke in neighbouring Coltishall, listed at £400,000 and only 81 days in, is behaving typically for this area, but something that has sat for 270 days, such as the Havergate 2 bed detached, is a signal that either the price or the property itself needs a harder look, and a candidate for a more assertive opening offer.
Our considered view is that Horstead rewards buyers who do their homework and sellers who price with discipline from day one. A 10.0% SSTC rate and 435 day average time on market are not signs of a struggling village, they reflect a genuinely rural, detached-house-dominated market (75% of current comparable stock) where the pool of serious buyers is naturally smaller than in a town centre location. That’s not a weakness so much as the nature of the place.
We’d rather tell a seller honestly that 14.3 months of inventory means their home is one of many rather than promise a quick sale that doesn’t materialise. Equally, we tell buyers that the wide £130,000 to £825,000 price range means there genuinely is something here for most budgets, provided they’re willing to look carefully at individual comparables rather than the headline average.
For an investor evaluating Horstead, the average price of £396,500 sits against a backdrop of 14.3 months of inventory and an SSTC rate of 10.0%, both of which point to a market with more available stock than immediate buyer demand can absorb quickly. The 435 day average days on market, 44 days above the Norfolk county average of 391 days, suggests holding periods for an acquisition-to-sale strategy here should be planned generously rather than optimistically.
Rental demand data is not currently available for this report. Detached houses make up 75% of the 20 comparable listings analysed, which is the dominant type an investor is likely to encounter, alongside a smaller presence of flats (15%) and terraced houses (10%). The £130,000 to £825,000 price range offers entry points across several budget tiers, though the recent Land Registry sales, several below £260,000, suggest the lower end of that range has been where actual completions have concentrated.
Detached houses dominate Horstead’s current comparable listings at 75% (15 of 20), with flats making up 15% (3) and terraced houses 10% (2). This detached-heavy mix explains much of the breadth in the £130,000 to £825,000 price range, since detached stock here spans everything from a modest 2 bed at £160,000 on Havergate to a substantial 5 bed at £795,000 on Mill Road, both within the same property type category.
That spread matters for anyone reading the average price of £396,500 at face value. With detached properties this varied in size and specification, the average sits closer to the middle of a genuinely wide distribution rather than representing a typical home, and buyers or sellers should weigh their own property against specific comparables of similar bedroom count and condition rather than the type-level average alone.
As of this report, 101 properties are listed in Horstead and the surrounding area, with 99 still actively for sale. Current comparable listings include a 4 bed detached house on Church Loke, Coltishall (NR12 7DN), priced at £400,000 and 81 days on the market, and a 5 bed detached on Mill Road, Horstead (NR12 7AT), at £795,000 after 88 days.
At the lower end, a 2 bed detached house on Havergate, Horstead (NR12 7EJ) is listed at £160,000, having sat 270 days on the market, while a 4 bed detached on Tavern Court, Coltishall (NR12 7DZ) is a fresher listing at £350,000 and just 50 days in. A 3 bed detached on Patricia Avenue, Horstead (NR12 7EW) is priced at £340,000 after 185 days. One comparable, a 2 bed detached at The Maltings, Church Close, Coltishall (NR12 7DZ), listed at £280,000, has already gone SSTC after 75 days.
Recent Land Registry completions for Horstead specifically show a run of sales concentrated at the more affordable end of the market. 24 Havergate sold for £193,000 (Semi-Detached, 28 May 2026), and 4 Robert Norgate Close sold for £220,000 (Semi-Detached, 20 May 2026). Newlyn, 108 Norwich Road achieved £258,000 (Detached, 27 April 2026), while 5 Tungate Way completed at £300,000 (Detached, 14 April 2026).
Two terraced sales complete the recent record: 22 St Margarets Close sold for £180,000 on 2 April 2026, and 23 Havergate sold for £185,000 on 18 December 2025. These completed prices sit meaningfully below the current average asking price of £396,500, which is worth bearing in mind when comparing on-market listings to what has actually changed hands.
Horstead’s average price of £396,500 sits £18,237 above the Norfolk county average of £378,263, a premium of 4.8%. That places the village modestly ahead of the wider county on price, though not dramatically so.
On pace, Horstead runs slower than the county norm. The average of 435 days on market here is 44 days longer than the Norfolk average of 391 days, consistent with a village market where detached houses dominate the stock and buyers take longer to commit than they might in a more liquid part of the county.
Set against its closest neighbours, Horstead’s £396,500 average price is almost identical to Coltishall, which averages £396,000, a difference of just £500. Scottow runs somewhat higher at £419,500, a difference of £23,000, while Belaugh is the clear outlier at £541,000, some £144,500 above Horstead.
The more telling difference is momentum. Horstead’s SSTC rate of 10.0% matches Scottow exactly, but both trail Coltishall’s 20.0% and are well behind Belaugh’s 44.0%, suggesting buyer demand is considerably stronger in Belaugh than in Horstead or its immediate neighbours.
Horstead is a small Norfolk village on the River Bure, sitting immediately alongside its better known neighbour Coltishall, with which it shares a church, a common, and a good deal of its everyday village life. Streets like Havergate and Patricia Avenue carry a mix of older cottages and mid-century family homes, while Mill Road and Church Loke lead toward the more substantial detached properties that make up the bulk of what’s currently for sale here.
It’s a village rather than a destination in its own right, and that’s part of its appeal to the buyers who choose it, quiet, riverside, and close enough to Coltishall and the wider Broads to borrow amenities without carrying the traffic or footfall that comes with them.
Selling in Horstead right now means accepting that 14.3 months of inventory and an average of 435 days on market are the realistic benchmarks against which your own sale will be judged, not the headlines of a fast-moving market. With 99 properties currently competing for buyer attention and only 2 under offer, standing out means pricing with reference to actual comparables, such as the recent Havergate and Robert Norgate Close completions, rather than the top of the £130,000 to £825,000 range.
A fresh, well-priced listing can still move faster than the average, as Tavern Court’s 50 days on the market demonstrates, but a seller who overreaches on price risks joining the properties that have sat for 185 or 270 days without finding a buyer.
In a market where 99 of 101 listings are still actively competing for buyers, the difference between a sale and a stalled listing usually comes down to accurate pricing and genuinely local knowledge, not generic marketing. We work Horstead and its neighbours closely enough to know which streets and property types are attracting real interest right now, and which comparable sales actually matter when setting a price.
That local grounding, built on Land Registry completions and the current comparable stock rather than guesswork, is what The Ivybridge Collection brings to every Horstead instruction.
The Ivybridge Collection covers Horstead as part of our regular Norfolk coverage, with the village sitting comfortably within our patch alongside Coltishall, Scottow and Belaugh. We track the comparable listings, SSTC activity and Land Registry completions here on an ongoing basis, which means our valuations are grounded in what’s actually happening on Havergate, Mill Road and the surrounding streets rather than generic countywide assumptions.
Given 14.3 months of inventory and an average of 435 days on market, our professional advice to Horstead sellers is straightforward: price against recent Land Registry completions, not against the top end of the £130,000 to £825,000 asking range. Sales such as the £193,000 Havergate completion and the £300,000 Tungate Way sale represent what buyers have actually agreed to pay, and that evidence should carry more weight in a pricing decision than aspirational comparison to Mill Road’s £795,000 listing.
For buyers, our advice is to treat days on market as a genuine negotiating signal. A property that has been listed for 185 or 270 days, well above the area average, has already told you something about buyer appetite at that price, and that is worth factoring into any offer.
This report reflects a snapshot of the Horstead market taken on 1 August 2026, drawing on 101 current listings, comparable analysis of 20 similar properties, and Land Registry completed sales data for the village specifically. Figures for SSTC rate, days on market and months of inventory are calculated from active listing data at the time of the snapshot and will move as the market changes.
If you’re weighing up a sale in Horstead and want a clear, evidence-based view of where your property sits against the current £396,500 average and the recent completions on Havergate and Tungate Way, we’d be glad to talk it through. Get in touch for a Private Property Brief and a properly grounded valuation, not a guess.
For context beyond Horstead, our market reports for Coltishall, Scottow and Belaugh cover the immediately neighbouring villages, each with its own average price, SSTC rate and days on market figures that are worth reading alongside this one before drawing conclusions about the wider area.
