Oulton Broad’s current housing stock stands at 68 properties for sale, with an average asking price of £239,000 across a price range stretching from £120,000 to £440,000. Of those 68 listings, 63 remain actively on the market while 5 have gone sold subject to contract, giving the village an SSTC rate of +25.0%. The average time a property spends on the market here is 254 days, and at the current pace of sales the existing stock represents 8.3 months of inventory. This is a village market with genuine breadth, from a one bedroom terraced house at £120,000 through to properties approaching £440,000, reflecting a mix of housing stock rather than a single dominant price band.
Properties for sale: 68
Active listings (not yet SSTC): 63
Sold subject to contract: 5
SSTC rate: +25.0%
Average asking price: £239,000
Price range: £120,000 to £440,000
Average days on market: 254 days
Months of inventory at current sales rate: 8.3 months
Property type mix (from 20 comparable listings analysed): Semi-Detached House 45% (9), Detached House 45% (9), Terraced House 10% (2)
The clearest trend in Oulton Broad at present is the gap between listing volume and completed transactions. With 63 properties still actively marketed against just 5 sold subject to contract, stock is accumulating faster than it is clearing, which is consistent with the 254 day average time on market. Momentum is not uniform across the village either, some comparable listings such as those on Highland Way have moved to SSTC within 24 days, while others, including a terraced house on Dell Road, have sat unsold for over 300 days. The 8.3 months of inventory currently on the books points to a market where supply has built up relative to the current pace of sales, rather than one where demand is outstripping what is available.
With 8.3 months of inventory sitting on the market and an SSTC rate of +25.0%, Oulton Broad currently favours buyers more than sellers. Only 5 of the 68 properties listed have progressed to sold subject to contract, leaving 63 homes still competing for attention. This is not a market where vendors can expect rapid interest across the board, the 254 day average time on market confirms that patience is required on both sides of a transaction. That said, the range of outcomes among comparable listings, from 24 days to over 300 days, shows that well priced, well presented properties can still move considerably faster than the average.
Momentum in Oulton Broad reads as measured rather than brisk. The average days on market of 254 is meaningfully lower than the wider Suffolk average of 475 days, so this village is not among the slowest moving corners of the county, but 8.3 months of inventory shows that supply is still ahead of the current sales rate. The spread across individual comparable listings, some agreeing a sale within 24 to 53 days and others still marketed after 100 or 300 days, suggests momentum depends heavily on individual pricing and presentation rather than a single village wide direction. There is no evidence here of either a sudden acceleration or a sharp cooling, the figures point to a steady, if unhurried, pace.
Buyers currently have room to negotiate in Oulton Broad. With 63 of 68 listed properties still actively for sale and an average of 254 days on the market, vendors of longer standing listings are often more open to offers below asking price. A one bedroom terraced house on Dell Road, for example, has been on the market for 302 days, the kind of listing where a considered offer is more likely to be taken seriously. At the same time, properties that mirror the faster moving comparables, such as those agreeing sales in 24 to 53 days, suggest that well priced homes still attract close to asking price, so buyers should calibrate their approach to each property’s individual time on market rather than assuming blanket leverage across the village.
We have watched Oulton Broad’s market move at its own rhythm for a good while now, and the current figures fit the pattern we see on the ground. Buyers here are rarely in a rush, many are relocating from further afield for the Broad itself rather than chasing a quick purchase, and that shapes how long homes tend to sit before a sale completes. What stands out to us is how differently individual streets perform, Dell Road alone shows properties moving in under 60 days and others taking five times as long, which tells us pricing accuracy at launch matters more here than almost anywhere else we cover.
The £120,000 to £440,000 price range in Oulton Broad reflects a village with genuinely varied housing stock rather than a narrow band of similar homes, and this is confirmed by the near even split between semi-detached and detached houses, each accounting for 45% of the 20 comparable listings analysed, with terraced houses making up the remaining 10%. Recent Land Registry completions at Planters Grove illustrate this variety in practice, a detached house sold for £290,000 in July 2025, while semi-detached properties on the same road completed at £215,000, £275,000 and £247,000 across 2022 to 2024. Set against 8.3 months of inventory and an average of 254 days on market, the picture is of a market absorbing a genuinely mixed stock at a measured pace rather than a distressed or overheated one.
Buying in Oulton Broad means accepting that the process may take longer than in faster moving markets, the average listing here has been on the market for 254 days, and with 8.3 months of inventory currently available there is no pressure to make a decision within days of a viewing. That gives buyers time to compare properties properly, from a two bed terraced house around £180,000 to a two bed detached house currently listed at £250,000, with recent Land Registry completions at Planters Grove showing detached and semi-detached houses achieving between £215,000 and £290,000. It is worth checking a property’s own time on market before making an offer, a listing that has sat for over 100 days, like several of the current comparables, often has more negotiating room than one that has just come to market.
Our view on Oulton Broad is that its unhurried pace is a feature of the place rather than a weakness in the market. The village draws buyers who want the Broad itself, the sailing, the walks around the water, and that kind of buyer is rarely making a snap decision, which is exactly why 254 days on market and 8.3 months of inventory are the norm rather than a warning sign. Sellers who price realistically against the comparables we see, rather than against ambition, tend to do considerably better than the averages suggest, and the fastest moving listings on our books here bear that out.
An investor looking at Oulton Broad is working with an average asking price of £239,000 across a stock ranging from £120,000 to £440,000, and 8.3 months of inventory currently sitting unsold. The SSTC rate of +25.0% and average of 254 days on market indicate a market that requires patience rather than quick turnaround, which matters for holding cost assumptions. Completed Land Registry sales at Planters Grove, ranging from £215,000 to £290,000 between 2022 and 2025, offer a useful reference point for realistic entry pricing on comparable semi-detached and detached stock in the village.
Of the 20 comparable listings analysed in Oulton Broad, semi-detached and detached houses each make up 45% of the sample (9 properties apiece), with terraced houses accounting for the remaining 10% (2 properties). This is reflected in the current listings themselves, semi-detached houses on Dell Road and Highland Way are priced between £220,000 and £270,000, a detached house on Colville Road is listed at £250,000, and terraced houses range from £120,000 for a one bedroom property to £180,000 for a two bedroom home. This spread across type and bedroom count largely explains why the overall price range in the village runs from £120,000 to £440,000 rather than sitting in a tighter band.
There are 68 properties currently listed for sale in Oulton Broad, of which 63 are still actively marketed and 5 have gone sold subject to contract. Among the current comparables, a one bedroom terraced house on Dell Road, Lowestoft, NR33 9NT is listed at £120,000 after 302 days on the market, while a three bedroom semi-detached house on Dell Road, Oulton Broad South, NR33 9LU is priced at £220,000 after 72 days. A two bed detached house on Colville Road, Lowestoft, NR33 9RF is available at £250,000, having spent 100 days on the market so far. Meanwhile a three bed semi on Dell Road, NR33 9NS at £270,000, a three bed semi on Highland Way at £230,000, and a two bed terraced house on Victoria Road at £180,000 have all already progressed to sold subject to contract.
Land Registry records for Oulton Broad show a run of completed sales on Planters Grove that give a genuine read on realised prices, distinct from the asking prices of properties currently on the market. Number 7 Planters Grove, a detached house, sold for £290,000 on 11 July 2025. Number 19 Planters Grove, semi-detached, sold for £215,000 on 15 August 2024. Number 29 Planters Grove, also semi-detached, sold for £275,000 on 2 September 2022, and number 24 Planters Grove, semi-detached, sold for £247,000 on 12 April 2022. Together these four completions span £215,000 to £290,000, giving a practical benchmark for buyers and sellers assessing what similar Oulton Broad properties have actually achieved on completion.
Oulton Broad’s average asking price of £239,000 sits £148,875 below the Suffolk county average of £387,875, a difference of 38.4%. The village also moves noticeably faster than the county as a whole, with an average of 254 days on market against Suffolk’s 475 day average, 221 fewer days. This combination, meaningfully lower pricing alongside quicker turnover than the county norm, points to Oulton Broad offering more accessible entry prices than much of Suffolk while still clearing stock at a comparatively steadier rate than the county average would suggest.
Set against its closest neighbours, Oulton Broad’s £239,000 average price sits close to Carlton Colville, where the average is £236,500, just £2,500 apart, though Carlton Colville currently shows a higher SSTC rate of +30.0% against Oulton Broad’s +25.0%. The gap is far wider with Lowestoft, where the average price of £145,500 is £93,500 below Oulton Broad, reflecting a different mix of housing stock nearby. Kessingland sits between the two, with an average price of £209,999, £29,001 below Oulton Broad and matching its +25.0% SSTC rate exactly.
Oulton Broad is defined by its water, the broad itself forms the heart of the village, with the yacht station, the Wherry Hotel and Mutford Lock marking the point where the inland waters meet the tidal River Waveney out to the North Sea. Nicholas Everitt Park runs along the water’s edge, giving the village a genuine outdoor character that draws sailors, paddleboarders and dog walkers alike. The high street along Bridge Road offers a practical mix of independent shops and cafes rather than a chain dominated parade, and the village sits close enough to Lowestoft for a wider range of shopping and rail connections while retaining its own distinct identity around the water.
Selling in Oulton Broad currently means competing against 63 other active listings, so accurate pricing at launch is the single biggest factor in how quickly a property moves. The village average of 254 days on market and 8.3 months of inventory show that homes here do not routinely sell within weeks, but the spread among current comparables, some agreeing sales within 24 to 53 days and others still on the market past 300 days, confirms that pricing and presentation genuinely change outcomes. Vendors who set an asking price grounded in recent completions, such as the £215,000 to £290,000 range seen at Planters Grove, tend to see stronger interest than those pricing on ambition alone.
Working in Oulton Broad well means knowing which streets are moving quickly and which are not, and being honest with vendors about where their property sits within that picture rather than offering an inflated valuation to win the instruction. We track the individual comparables here closely, from the fast moving semi-detached sales on Highland Way to the slower terraced listings on Dell Road, and we use that detail, alongside completed Land Registry sales at addresses like Planters Grove, to set asking prices that reflect what buyers are genuinely paying rather than what a generic estimate suggests.
The Ivybridge Collection covers Oulton Broad as part of its ongoing work across the Suffolk coast, tracking listings street by street rather than relying on generic postcode data. That local presence means we can speak specifically to how a property on Dell Road compares with one on Planters Grove, rather than offering a village wide average and leaving vendors to guess where their own home sits within it. For anyone considering a move in or out of Oulton Broad, The Ivybridge Collection provides that level of specific, evidenced local knowledge.
Anyone pricing a property in Oulton Broad should treat the 8.3 months of inventory as the central fact to work with, this is a market where overpricing carries a real cost in wasted time rather than a quick correction. Vendors are advised to reference genuinely completed sales, such as the Land Registry figures for Planters Grove, rather than the asking prices of currently listed competitors, since asking prices and achieved prices can diverge meaningfully in a market with a 254 day average time on market. Buyers, in turn, should request the specific days on market for any property they are considering, as this single figure, more than the village average, indicates how much room there may be for negotiation on that particular home.
This report on Oulton Broad reflects a snapshot taken on 1 August 2026, drawing on 68 current listings, 5 of which are sold subject to contract, along with completed Land Registry sales at Planters Grove and comparative figures for the wider Suffolk county market. Property type mix percentages are based on a sample of 20 comparable listings analysed at the time of writing. Figures are subject to change as the market moves and should be read as a point in time record rather than a permanent statement of value.
If you own a property in Oulton Broad and want to understand exactly where it sits within a market currently showing 254 days average time on market and 8.3 months of inventory, we would welcome the conversation. Get in touch for a straightforward, evidence based valuation grounded in the same comparable data and recent completions referenced throughout this report, no pressure, just a clear view of what your property is likely to achieve.
For readers comparing Oulton Broad against its immediate neighbours, full market reports are available covering Carlton Colville, where prices sit within £2,500 of Oulton Broad’s average, Lowestoft, which sits considerably lower at £145,500 on average, and Kessingland, priced at £209,999. Each of these reports uses the same underlying methodology as this one, so figures can be compared directly across areas.
