Horstead’s market at the end of September 2026 is notably thin on stock. There is currently just 1 property for sale in the village, and that single listing is already sold subject to contract, giving an SSTC rate of +100.0%. The average price across the market stands at £1,150,000, with an average time on market of 131 days. With only one listing to measure, the price range of £1,150,000 to £1,150,000 reflects that single property rather than a spread across multiple homes, so this snapshot should be read as a market in a quiet patch of supply rather than a broad statistical sample.
Market snapshot, 27 September 2026:
The defining trend in Horstead right now is scarcity rather than any visible price movement. With a single property for sale and that property already SSTC, there is no live competing stock to show whether prices are climbing or easing week on week. What the figures do show clearly is pace: an average of 131 days on market here compares against 246 days across Norfolk as a whole, so whatever has been transacting in Horstead has, on average, moved notably faster than the county norm. The momentum reading is therefore one of quick absorption of whatever does come to market, rather than a backlog building up.
Horstead currently sits at the sharpest end of seller conditions, classified as an Extreme Sellers’ Market. An SSTC rate of +100.0% means the only property listed has already found a buyer, leaving no active, unsold stock for a prospective purchaser to consider. That is about as tight as a local market can read, and it puts any seller contemplating a listing in a strong position, while buyers currently have nothing to view and nothing to negotiate against beyond waiting for new instructions.
Momentum reads as firm rather than gradual. The combination of just 1 listing, that listing already under offer, and an average days on market figure of 131, all point to demand absorbing supply quickly whenever a Horstead property does come forward. There is no visible slowdown or backlog in these figures, the opposite in fact, stock is being taken up faster than the Norfolk average of 246 days by a margin of 115 days. Whether that pace holds will depend on new instructions arriving, which the current figures cannot predict, only describe.
With zero active, unsold listings in Horstead at present, there is effectively no live negotiation taking place in the village’s open market. The one property on the books has already gone to SSTC, meaning a buyer and seller have already agreed terms, though the figures here do not tell us how close those terms were to the original asking price. For any buyer waiting for the next instruction, the lesson from this snapshot is simply that stock moves into agreed terms quickly once it appears, given the 131 day average time on market, so a fresh listing is likely to attract serious interest rather than sit and wait for offers.
We keep a close eye on Horstead precisely because it throws up moments like this one, where the entire visible market is a single home. Our experience of the village over several buying seasons is that genuine instructions here are infrequent, not because interest is lacking but because turnover along streets such as Norwich Road, Tungate Way and Green Lane tends to be slow and considered, people tend to stay. When something does come up, whether a detached property off the Norwich Road or a semi-detached home nearer Robert Norgate Close, it rarely sits unsold for long, which fits with what the current figures are telling us.
The headline average price of £1,150,000 needs careful handling, since it is drawn from a single current listing rather than a basket of comparable properties, and should not be read as a general valuation benchmark for every Horstead home. The Land Registry completions tell a different and more grounded story: six recent sales across semi-detached and detached houses ranged from £193,000 to £385,000, a far more typical spread for the village’s everyday housing stock. The gap between that completed sales range and the current £1,150,000 asking figure illustrates how thin current supply can distort a single snapshot, and why Land Registry data remains the more reliable guide to what Horstead homes actually change hands for.
Buying in Horstead at present means accepting there is, quite literally, one property listed, and it is already under offer. A buyer serious about the village needs to register interest with agents covering the area and be ready to move quickly once a fresh instruction appears, since recent patterns suggest properties here have been agreeing sales within an average of 131 days, faster than the Norfolk norm. It is also worth studying recent completions, from a semi-detached on Green Lane at £350,000 to a detached on Tungate Way at £385,000, to understand the realistic range most Horstead homes actually sell within, rather than anchoring expectations to the current single high-value listing.
Our considered view is that Horstead’s current snapshot, one listing, already under offer, an Extreme Sellers’ Market reading, says more about scarcity of choice than about a sudden shift in what the village’s homes are worth. The Land Registry completions, spanning £193,000 to £385,000 across semi-detached and detached houses, remain the more honest guide to typical value here. Sellers weighing up an instruction should recognise they are entering a market with essentially no competing stock right now, which is a genuinely strong position, while buyers need patience and a readiness to act fast once something appears.
For an investor looking at Horstead, the headline average price of £1,150,000 reflects one current listing rather than a market-wide valuation, and should be weighed against the six Land Registry completions, which sold between £193,000 and £385,000 across an even split of semi-detached and detached houses. An SSTC rate of +100.0% and an average of 131 days on market both point to quick absorption of whatever stock does appear, which is a useful signal on liquidity, but with only one live listing there is currently no depth of active stock from which to build a portfolio view of the village.
The six Land Registry completions used in this report split evenly between Semi-Detached and Detached houses, three of each, with prices running from £193,000 for a semi-detached on Havergate to £385,000 for a detached on Tungate Way. That even mix, and the roughly £190,000 spread between the cheapest and most expensive completion, gives a realistic sense of how property type affects price in Horstead day to day, in contrast to the single current listing at £1,150,000, which sits well above this typical completed range and should be treated as an outlier property rather than representative pricing.
As of this report, Horstead has just 1 property listed for sale, and it is already sold subject to contract, meaning there are currently 0 unsold, actively marketed homes in the village. The listing sits at £1,150,000, which is both the top and bottom of the current price range given it is the only property on the books. This is about as narrow a live market as the village is likely to show, and anyone hoping to view a Horstead property today will find nothing currently available to put an offer on.
Land Registry completed sales for Horstead specifically show six transactions across the past several months. 22 Green Lane sold for £350,000 (Semi-Detached, 31 July 2026), 32 Tungate Way sold for £385,000 (Detached, 26 June 2026), 24 Havergate sold for £193,000 (Semi-Detached, 28 May 2026), 4 Robert Norgate Close sold for £220,000 (Semi-Detached, 20 May 2026), Newlyn on 108 Norwich Road sold for £258,000 (Detached, 27 April 2026), and 5 Tungate Way sold for £300,000 (Detached, 14 April 2026). These are completed transactions rather than current asking prices, and they form the most reliable record of what Horstead property has actually fetched.
Horstead’s average price of £1,150,000 sits £291,940 above the Norfolk county average of £858,060, a premium of 34.0%. That is a substantial gap, though it is heavily influenced by the fact that the current average is drawn from a single listing rather than a broad sample of village stock. On pace, Horstead compares favourably, with an average of 131 days on market against the Norfolk-wide figure of 246 days, meaning recent Horstead sales have, on average, taken 115 fewer days to reach the same stage than the typical property across the county.
Set against its closest neighbours, Horstead’s £1,150,000 average price is highest of the group but closest to Belaugh, which averages £1,300,000, a difference of £150,000, and Coltishall, which averages £995,000, a difference of £155,000. Scottow sits considerably lower at £419,500, a difference of £730,500. On SSTC activity, Horstead and Coltishall are currently matched at +100.0%, Scottow shows a more modest +10.0%, and Belaugh currently reads 0.0%, making Horstead and Coltishall the two areas in this group where recent stock has moved into offer the fastest.
Horstead’s housing stock, as reflected in its recent completions, is a genuine mix rather than a single type of village home, semi-detached houses on streets like Green Lane, Havergate and Robert Norgate Close sit alongside detached properties on Tungate Way and further detached stock fronting the Norwich Road. That spread gives the village a broader housing character than its small size might suggest, and explains why recent sale prices have ranged from under £200,000 to closer to £400,000 within the space of a few months. It is a village built for a mix of households, not one narrow buyer profile.
Selling in Horstead right now means entering a market with essentially no competing stock, the one current listing is already SSTC, which is about as favourable a backdrop as a seller can expect. That said, the realistic pricing guide remains the recent Land Registry completions rather than the current £1,150,000 average, since that figure reflects a single property rather than general market value. A seller with a typical semi-detached or detached home should expect interest to move relatively quickly given the 131 day average time on market here, well ahead of the 246 day Norfolk norm, provided the asking price is anchored to recent comparable sales such as those on Green Lane, Tungate Way and Havergate.
In a market this thin, with only one listing currently on the books, the value an agent brings is less about generating interest among many competing properties and more about correctly reading the handful of genuine comparables that exist, the completions on Green Lane, Tungate Way, Havergate, Robert Norgate Close and Norwich Road. We track these figures for Horstead alongside its immediate neighbours as part of our ongoing coverage, which means a pricing conversation here starts from real, verified completed sales rather than guesswork about what a single current listing might suggest about the whole village.
The Ivybridge Collection covers Horstead as part of our regular Norfolk patch, tracking it alongside its immediate neighbours. We monitor the village’s listings, SSTC activity and Land Registry completions as they happen, which on a snapshot like this one, where only a single property is currently listed, means our local record of recent sales on Green Lane, Tungate Way, Havergate and Norwich Road becomes the genuinely useful reference point rather than the headline average alone.
Our professional advice to anyone considering a sale or purchase in Horstead at this moment is to treat the £1,150,000 average with appropriate caution, it is drawn from a single current listing and should not be mistaken for a market-wide valuation. Instead, anchor pricing discussions to the six Land Registry completions recorded over recent months, which ranged from £193,000 to £385,000 across an even mix of semi-detached and detached houses. Given the average 131 day timeframe for recent Horstead sales against 246 days across Norfolk, sellers pricing realistically against those completions should expect reasonably prompt interest, while buyers should be ready to act decisively once a new instruction is listed, since the current +100.0% SSTC rate suggests limited stock does not sit unsold for long.
This report reflects a snapshot of the Horstead market taken on 27 September 2026, drawing on 1 current listing, its sold subject to contract status, and Land Registry completed sales data for the village specifically, covering six transactions between April and July 2026. Comparative figures for Coltishall, Scottow and Belaugh, and for the Norfolk county average, are drawn from the same underlying coverage at the same snapshot date.
If you are considering a sale in Horstead, or simply want to understand what your home might realistically achieve given the recent completions on Green Lane, Tungate Way and Havergate rather than the current single listed price, we would be glad to talk it through. Get in touch for a grounded, evidence-based valuation conversation rather than a generic estimate.
For a wider view of the local area, our market reports for Coltishall, Scottow and Belaugh cover the three villages closest to Horstead, each with its own current listings, SSTC rate and average days on market, worth reading alongside this report for anyone weighing up the wider patch rather than Horstead in isolation.
