Paston’s current sale listings number 93 properties, with asking prices spanning a wide range from £90,000 to £850,000 and an average of £337,000. Of those 93 properties, none are currently sold subject to contract, putting the SSTC rate at exactly 0.0%. The average listing in this dataset has been on the market for 435 days, and at the current pace of sales the available stock equates to 14.3 months of inventory. This is a market with substantial choice on offer but very little visible buyer movement at the point this snapshot was taken.
Because Paston itself is a small parish with limited housing stock of its own, the comparable listings used to build this picture are drawn from the immediate NR12 postcode area around Bacton, which sits on the village’s doorstep and effectively forms its local property market.
Current Market Status
Properties for sale: 93
Sold subject to contract (SSTC): 0
Properties still actively for sale: 93
SSTC rate: 0.0%
Average days on market: 435 days
Months of inventory: 14.3 months
Price Summary
Average price: £337,000
Price range: £90,000 to £850,000
Property Type Mix (from 20 comparable listings analysed)
Detached House: 85% (17)
Semi-Detached House: 15% (3)
Nearest Areas
Bacton: average price £321,000, SSTC rate 17.0%
Knapton: average price £327,500, SSTC rate 15.0%
Trunch: average price £383,500, SSTC rate 25.0%
Norfolk County Context
Norfolk average price: £378,439
Norfolk average days on market: 391 days
The single clearest trend in this snapshot is the complete absence of sales progress, none of the 93 currently listed properties have reached sold subject to contract status, giving an SSTC rate of 0.0%. Average time on market stands at 435 days, which is 44 days longer than the Norfolk county average of 391 days, pointing to properties sitting for longer here than in the wider county before any offer is accepted.
The price range on offer, from £90,000 up to £850,000, shows this is not a uniform market but one stretching from modest starter and holiday-style properties through to substantial detached houses at the top end. With 14.3 months of inventory currently sitting unsold, supply is comfortably ahead of the rate at which properties are being taken off the market.
With an SSTC rate of 0.0% against 93 active listings, Paston currently sits firmly on the buyers’ side of the market, and more pronouncedly so than any of its immediate neighbours. Bacton is converting listings to SSTC at a rate of 17.0%, Knapton at 15.0% and Trunch at 25.0%, all of which suggest more active buyer commitment than is currently visible here.
14.3 months of inventory reinforces this position. Sellers in this market are not competing against scarcity, they are competing against 93 alternative properties, several of which have already been listed for well over a year.
Momentum in this market is subdued rather than building. None of the 93 properties currently for sale have moved to SSTC, which is a stronger signal than the raw days on market figure alone. An average marketing period of 435 days, 44 days above the Norfolk average of 391 days, confirms that listings here are taking noticeably longer to attract a committed buyer than the county norm.
There is no evidence in this snapshot of accelerating demand, nor of a sudden collapse, rather a steady accumulation of unsold stock that has pushed the months of inventory figure to 14.3.
Buyers currently hold a strong negotiating position in Paston. With zero of the 93 listed properties under offer and 14.3 months of inventory on the books, sellers have little competitive pressure working in their favour, and a listing sitting well past the 435 day average is a reasonable prompt to open discussions below the asking figure.
Given the price spread of £90,000 to £850,000, buyers should treat each property on its individual merits rather than assuming a single blanket discount applies across the market. A property listed for only a handful of days, such as some of the more recently added comparables, may carry less room to negotiate than one that has sat unsold for months.
Working across this stretch of the North Norfolk coast, we see Paston less as a standalone market and more as an extension of the Bacton corridor, where the housing stock, the buyers and the pricing pressures all bleed into one another. The absence of any SSTC activity in the current 93 listings is not something we would gloss over with buyers or sellers, it tells us this is a market where patience and pricing discipline matter more than optimism.
What we have learned from selling in villages like this is that the properties which do eventually attract offers are almost always the ones priced with reference to the actual local range, £90,000 to £850,000, rather than to what a similar house might fetch in a busier part of the county.
A 0.0% SSTC rate across 93 active listings is a notable figure, and worth examining rather than passing over. It means that at the moment this data was captured, not a single property in the current Paston sample had progressed to an accepted offer, a position distinct from Bacton’s 17.0%, Knapton’s 15.0% and Trunch’s 25.0% conversion rates on their own listings.
The average price of £337,000 sits within a wide range, £90,000 to £850,000, and the property type mix, 85% detached houses and 15% semi-detached houses across the 20 comparables reviewed, suggests a market weighted heavily toward larger, individually priced homes rather than a uniform stock of similar properties. That combination, a broad price spread, a detached-heavy mix and an extended average marketing period of 435 days, points to a market where each property is being judged on its own terms by a cautious pool of buyers.
Buying in Paston at present means entering a market with genuine breadth of choice, 93 properties currently listed and none of them under offer. That gives a buyer room to view widely before committing, and little reason to rush a decision purely for fear of losing out to a rival bidder.
Among the current comparable listings, the spread is worth noting. Coast Road, Bacton NR12 0JH is on the market at £215,000 for a 2 bed detached house and has only been listed 3 days, while Kimberley Road, Bacton NR12 0EN, a 4 bed detached house at £450,000, has been on the market 147 days. A property that has sat for months rather than days is generally a more realistic candidate for a firmer opening offer, and with the average marketing period across the area standing at 435 days, buyers who do their homework on how long a specific listing has actually been available are in a stronger position than those who simply respond to the asking price.
Our honest view of Paston at present is that it is a market requiring patience from everyone involved, sellers, buyers and agents alike. A 0.0% SSTC rate against 93 live listings and an average of 435 days on market is not a temporary blip, it reflects a genuine mismatch between the volume of stock on offer and the pace at which buyers are committing to it.
We would not describe this as a market in decline, there is no evidence of falling activity here, only evidence of a slow one. Properties priced sensibly against the true local range of £90,000 to £850,000, and presented well, remain saleable, but sellers who expect a quick turnaround should recalibrate their expectations against the 14.3 months of inventory currently sitting unsold.
For an investor weighing up Paston, the headline figures are an average price of £337,000 across a price range of £90,000 to £850,000, alongside 93 properties currently for sale and none of them under offer. A 0.0% SSTC rate and 14.3 months of inventory point to a buyer’s market where entry pricing can be negotiated firmly, but where an exit sale should be planned for with realistic timescales, given an average marketing period of 435 days.
The property type mix here, 85% detached houses against 15% semi-detached houses across the comparable sample, means most available stock sits at the larger end of the market, which may suit an investor targeting family lets or holiday accommodation near the coast rather than one seeking high-turnover starter stock.
Of the 20 comparable listings analysed for this report, 85% (17) are detached houses and 15% (3) are semi-detached houses, confirming that detached stock dominates the available choice in this part of the market. That mix helps explain the width of the £90,000 to £850,000 price range, since detached properties here vary enormously in size and specification, from a 2 bed detached holiday lodge, Two Bed Seaview Lodge, Sandy Beach Holiday Park, Bacton NR12 0EW, listed at £119,000, to a 6 bed detached house on Coast Road, Bacton NR12 0EP, listed at £550,000, and a 4 bed detached property in Bacton NR12 0ET at £800,000.
With semi-detached houses making up only 3 of the 20 comparables, buyers looking specifically for that property type will find their choice more limited than those considering the detached stock that dominates this market.
At the time of this report, 93 properties are listed for sale in and around Paston, with none currently under offer. The comparable sample includes a broad spread of individual properties, illustrating the range buyers can expect to see.
Coast Road, Bacton NR12, NR12 0JH is listed at £215,000 for a 2 bed detached house, on the market 3 days. Bacton NR12, NR12 0ET is listed at £800,000 for a 4 bed detached house, on the market 38 days. Kimberley Road, Bacton, Norwich, NR12 0EN is listed at £450,000 for a 4 bed detached house, on the market 147 days. Coast Road, Bacton, Norwich NR12, NR12 0EN is listed at £350,000 for a 3 bed detached house, on the market 7 days. Coast Road, Bacton NR12, NR12 0EP is listed at £550,000 for a 6 bed detached house, on the market 9 days. Two Bed Seaview Lodge, Sandy Beach Holiday Park, Bacton, Norwich, Norfolk, NR12 0EW is listed at £119,000 for a 2 bed detached house, on the market 22 days.
We have not been supplied with Land Registry completed sale price data for Paston at the time of this report. Rather than present the SSTC or on-market listings above as though they were finished transactions, which they are not, we would rather be upfront that no verified completed sales figures are currently available for this specific dataset.
If you are researching recent completed sale prices in this area, we would recommend contacting our team directly, as we hold access to broader historical Land Registry records for the wider Bacton and Paston postcode area that go beyond what is included in this snapshot.
Against the Norfolk county average of £378,439, Paston’s average price of £337,000 sits lower by £41,439, a difference of 10.9%. That places this area among the more affordable pockets of the county on a straight price comparison basis.
On timing, the picture works the other way. Paston’s average of 435 days on market runs 44 days longer than the Norfolk average of 391 days, meaning properties here are typically taking longer to find a buyer than the county norm, even while carrying a lower average asking price.
Set against its three nearest neighbouring areas, Paston currently shows the weakest conversion activity. Bacton has an average price of £321,000, £16,000 below Paston’s £337,000, and an SSTC rate of 17.0%. Knapton has an average price of £327,500, £9,500 below Paston, with an SSTC rate of 15.0%. Trunch has an average price of £383,500, £46,500 above Paston, and the strongest SSTC rate of the three at 25.0%.
Taken together, these figures suggest that while Paston’s prices sit broadly within the same band as its neighbours, the pace at which offers are being accepted here lags noticeably behind all three, most sharply behind Trunch.
Paston is a small, quiet Norfolk parish best known beyond its own borders for the Paston Great Barn, a striking Elizabethan flint and brick barn that still dominates the working farmland around it, and for the Paston family whose fifteenth century letters remain one of the most significant surviving collections of medieval English correspondence. St Margaret’s Church, with its round Norman tower, sits at the heart of the parish and gives a sense of how little the core of the village has changed in outline over the centuries.
There is no high street or cluster of shops here, this is a genuinely rural community, with day to day amenities found a short drive away in Bacton, North Walsham or Mundesley. What Paston does offer is proximity to the North Norfolk coast, open farmland on the doorstep, and the kind of settled, low key rural life that appeals to buyers who have already decided they are not looking for a village centre so much as a quiet base within reach of the coast.
Selling in this market currently means accepting the reality of the figures rather than the reputation of the area. With 93 properties on the market, none under offer, and an average of 435 days before a sale is agreed, a seller who prices ambitiously against the top of the £90,000 to £850,000 range risks simply adding to the 14.3 months of unsold inventory already sitting on the books.
Presentation and pricing accuracy matter more here than in a faster moving market, because buyers currently have 93 alternatives to compare against any single listing. A property that is priced correctly from the outset, with reference to genuinely comparable recent listings rather than aspirational figures, has a materially better chance of being one of the properties that actually moves to SSTC rather than adding to the average days on market figure.
In a market where 93 properties are competing for buyer attention and not one of them is currently under offer, the quality of marketing and local knowledge behind a listing matters more, not less. We work this specific stretch of Norfolk coastline regularly enough to know which comparable listings genuinely matter to a given property, whether that is a 2 bed lodge at the lower end of the £90,000 to £850,000 range or a substantial 6 bed detached house at the upper end.
Our role in a slow moving market like this one is to keep a seller’s expectations grounded in the real figures, an SSTC rate of 0.0% and an average marketing period of 435 days, while still positioning a property to stand out among the alternatives a buyer is likely to be viewing alongside it.
The Ivybridge Collection covers this part of the North Norfolk coast as part of our regular working area, and Paston, together with the Bacton listings that sit immediately alongside it, is a market we track closely rather than occasionally. For anyone weighing up buying or selling here, our team can talk through the current 93 active listings and how a specific property compares against them.
You can find out more about our wider coverage and services through The Ivybridge Collection, or contact us directly for a conversation about this specific area.
Our professional advice for anyone selling in this market is straightforward. With an SSTC rate of 0.0% and 14.3 months of inventory currently unsold, pricing accuracy at launch matters far more than it would in a faster moving market, because there is little tolerance here for a listing that needs repeated reductions to attract interest. We would recommend benchmarking any asking price against genuinely comparable recent listings within the £90,000 to £850,000 range, rather than against a single standout sale at the top of the market.
For buyers, our advice is to use the current conditions deliberately. With none of the 93 listed properties under offer and an average marketing period of 435 days, there is scope to negotiate on price and terms, but this should be approached property by property, since a listing on the market for only a matter of days is a different negotiating proposition to one that has been available for months. As with any property transaction, we would always encourage independent legal and survey advice alongside this market data before committing to an offer.
This report on Paston is compiled from current listing data covering 93 properties for sale, SSTC status, average days on market and price figures, alongside a comparable sample of 20 listings used to establish the property type mix, and direct comparison figures for the neighbouring areas of Bacton, Knapton and Trunch as well as the Norfolk county average. Figures are presented as captured on the snapshot date of this report and reflect market conditions at that specific point in time.
If you are weighing up a move in or around Paston, whether that means testing the market with a sale or working out what a fair offer looks like on a property you have seen, we would rather give you honest numbers than a generic estimate. Get in touch with our team for a Private Property Brief covering your specific property or the listing you are considering, using the real comparable data behind this report rather than guesswork.
For a fuller picture of how this corner of Norfolk is performing, it is worth reading the market reports for the neighbouring areas covered in this comparison. See our full report on Bacton, where the SSTC rate of 17.0% is markedly higher than Paston’s, our report on Knapton, priced closely to Paston at £327,500 on average, and our report on Trunch, currently the strongest performing of the three neighbouring markets at a 25.0% SSTC rate.
