At the time of this report, Pulham St Mary has 66 properties listed for sale, of which 62 remain actively on the market and 4 are recorded as sold subject to contract (SSTC). The average asking price across the area stands at £437,500, with individual listings ranging widely from £180,000 up to £1,145,000, a spread that reflects everything from smaller village homes to substantial detached properties on the edge of the parish. Average time on market currently runs to 435 days, and at the present rate of sale the area holds 14.3 months of inventory, both figures pointing to a market where stock takes longer than average to clear and buyers have time to be selective.
Pulham St Mary market data snapshot, 1 August 2026
Property type mix (from 20 comparable listings)
Comparison points
The clearest trend signal in Pulham St Mary right now is pace rather than price direction: with 435 average days on market and 14.3 months of inventory, homes here are typically taking substantially longer to find a buyer than in many surrounding markets. The SSTC rate of 20.0% shows that a meaningful minority of the 66 listed properties are progressing towards completion, but the bulk, 62 of the 66, remain actively marketed and unsold. Combined with a wide price range of £180,000 to £1,145,000, this points to a market defined less by rapid movement and more by sustained, patient marketing periods across a broad spread of property values.
With only 4 of the area’s 66 listed properties currently SSTC, a 20.0% conversion rate, and 14.3 months of inventory sitting on the books, current conditions in Pulham St Mary lean towards a buyers’ market. Sellers are competing against a relatively large pool of active stock, 62 properties still seeking offers, and the extended average marketing period of 435 days reinforces that buyers here are not under pressure to move quickly. This is not a market where asking prices can be treated as fixed; it is one where patience and preparation on the seller’s side, and thorough comparison on the buyer’s side, both pay off.
Momentum in Pulham St Mary currently reads as steady rather than accelerating. The 435-day average time on market, some 44 days longer than the Norfolk county average of 391 days, indicates a market moving at a measured pace rather than one where properties are being snapped up. At 14.3 months, the level of inventory on hand is substantial relative to the current sale rate, and the SSTC rate of 20.0% suggests a modest but consistent flow of transactions rather than a sudden surge in activity in either direction.
For buyers, the current combination of 14.3 months of inventory and a 435-day average time on market translates into genuine room to negotiate, particularly on properties that have already been listed for an extended period. With 62 of the 66 properties currently for sale still actively seeking a buyer rather than under offer, sellers who have been marketing for several months are typically more open to considered offers below asking price. Buyers should use the area’s wide price range, from £180,000 to £1,145,000, and the specific circumstances of each listing’s time on market as the basis for any offer, rather than treating the £437,500 average as a fixed reference point.
Our team spends a good deal of time in and around Pulham St Mary, and what strikes us most is the sheer range of stock moving through the market at any one time, from compact two-bedroom homes to substantial five-bedroom detached houses well over £1 million. That £180,000 to £1,145,000 span is not a statistical quirk; it reflects the genuine variety of housing stock across this part of south Norfolk, and it means no two valuations here look quite alike. We have watched properties along the Tivetshall and Rectory Road corridor sit on the market for well over a year before finding the right buyer, which tells us pricing accuracy from day one matters more here than in faster-moving areas.
The figures for Pulham St Mary tell a story of a market with plenty of choice but limited urgency. Sixty six properties are currently listed, yet only 4 have progressed to SSTC, an SSTC rate of 20.0%. At the current pace of sale, the 62 remaining active listings represent 14.3 months of inventory, well beyond what would indicate a tightly supplied market. The average price of £437,500 sits within a wide range of £180,000 to £1,145,000, and the 435-day average time on market, 44 days longer than the Norfolk county average of 391 days, confirms that homes here typically require sustained marketing rather than a quick sale. Taken together, these numbers describe an area with real depth of stock but where sellers need realistic expectations on timescale.
Buying in Pulham St Mary means accepting from the outset that this is not a market that rewards rushing. With 14.3 months of inventory currently on the books and an average of 435 days on market, there is little pressure to make a snap decision, and buyers who take the time to view multiple properties across the £180,000 to £1,145,000 price range tend to end up better informed about genuine value. That said, the 20.0% SSTC rate shows some properties are moving, so well-priced homes in good condition do still attract firm interest. Given the mix of detached and semi-detached stock and the rural setting, buyers should factor in the usual considerations for village properties: septic drainage or shared services on some plots, oil or LPG heating where mains gas is not available, and the practicalities of a longer commute to Norwich or Ipswich.
Our considered view of Pulham St Mary is that it remains a market of real substance but modest urgency. The area’s average price of £437,500 sits comfortably above the Norfolk county average, yet the extended 435-day marketing period and 14.3 months of inventory show that this premium has to be earned through patient, well-supported pricing rather than assumed. Sellers who price in line with genuine comparable evidence, rather than the upper end of the £180,000 to £1,145,000 range, tend to see stronger interest and shorter marketing periods than the area average. For buyers, the current conditions offer a rare degree of choice across both detached and semi-detached stock, without the time pressure seen in faster-turning markets nearby.
For an investor assessing Pulham St Mary, the headline figures are an average price of £437,500 across a price range of £180,000 to £1,145,000, an SSTC rate of 20.0%, and 14.3 months of inventory at the current sale rate. The 435-day average time on market, 44 days longer than the Norfolk county average of 391 days, points to a market where capital is likely to be tied up in the marketing process for longer than the county norm, which matters for any investment strategy dependent on turnover speed. Rental yield and demand data are not included in this report; investors considering the area should request current figures directly before making an assessment.
Of the 20 comparable listings analysed for this report, 85% (17 properties) are detached houses and 15% (3 properties) are semi-detached, making detached stock the dominant property type in Pulham St Mary by a wide margin. This mix helps explain the breadth of the area’s £180,000 to £1,145,000 price range and its £437,500 average: detached houses, which make up the large majority of current supply, span everything from modest two-bedroom homes to substantial five-bedroom properties, while the smaller share of semi-detached stock tends to anchor the lower end of the market. Buyers and sellers alike should treat the average price as a broad marker rather than a like-for-like guide, given how much the detached-dominated mix skews the overall figure.
Among the properties currently for sale in Pulham St Mary and its immediate surroundings, a two-bedroom detached house on Rectory Road, Tivetshall St. Mary (NR15 2AL) is listed at £325,000 and has only been on the market for 11 days, while a four-bedroom detached house on the same road has been listed at £475,000 for 416 days. On The Street, Tivetshall St. Mary, a three-bedroom detached house is on the market at £525,000 after 56 days, and nearby, February Barn, also on The Street (NR15 2BT), offers a two-bedroom detached house at £475,000 after 44 days. A two-bedroom detached house on Ipswich Road, Tivetshall St. Mary (NR15 2DH) is priced at £460,000 with 84 days on market. At the top of the range, Elm Tree Farm on School Road, Tivetshall St. Margaret (NR15 2BL), a five-bedroom detached house listed at £1,000,000, has already gone SSTC after 214 days on the market, an example of the area’s higher-value stock finding a buyer despite an extended marketing period.
This report does not currently hold verified Land Registry completed sale prices for Pulham St Mary. The listings referenced elsewhere in this report, including those marked SSTC, represent properties under offer or actively marketed, not completed transactions, and should not be read as confirmed sold prices. Once Land Registry data for completed sales in this area becomes available, it will be included here; in the meantime, buyers and sellers wanting a grounded view of achieved prices should ask us directly for the latest completed transaction evidence we hold.
Pulham St Mary’s average price of £437,500 sits £59,358 above the Norfolk county average of £378,142, a premium of 15.7%. The area’s average time on market of 435 days is also longer than the Norfolk average of 391 days, a difference of 44 days, indicating that while property here commands a higher price than the county norm, it typically requires a longer marketing period to achieve it. Taken together, these figures suggest a market with genuine value concentration but slower turnover than the wider county.
Compared with its nearest neighbours, Pulham St Mary sits above Pulham Market, where the average price of £408,500 is £29,000 below Pulham St Mary’s and the SSTC rate runs lower at 5.0%. The gap is far wider against Dickleburgh, where the average price of £258,000 sits £179,500 below Pulham St Mary but the SSTC rate of 25.0% points to noticeably brisker turnover. At the upper end, Tivetshall commands an average price of £515,495, £77,995 above Pulham St Mary, alongside a stronger SSTC rate of 15.0%. Across these three neighbouring markets, Pulham St Mary occupies a mid-to-upper position on price but trails on the pace at which properties are moving to SSTC.
Pulham St Mary is a village in south Norfolk, sitting alongside the neighbouring parishes of Tivetshall St Mary and Tivetshall St Margaret, both of which feature prominently among the comparable listings used in this report. The area’s £180,000 to £1,145,000 price range and its mix of detached and semi-detached stock reflect a village setting rather than a town centre market, with housing spread across the parish rather than concentrated in a single development. For anyone weighing up a move here, the practical starting point is the comparable evidence itself, since a rural village of this kind tends to show more variation between individual properties, in size, age and setting, than a more uniform, closely built-up area.
Selling in Pulham St Mary at present means preparing for a longer marketing period than the county average, given the area’s 435 average days on market and 14.3 months of inventory. With 66 properties currently listed and only 4 SSTC, sellers are one of a genuinely large pool of active competitors, so presentation, accurate pricing against the area’s £180,000 to £1,145,000 range, and a clear-eyed view of comparable evidence matter more here than in a faster market. Homes that reflect realistic value from the outset, rather than testing the top of the range, tend to move through to SSTC more efficiently than the area average suggests is typical.
Choosing the right agent in Pulham St Mary matters more in a market where the average listing sits on the books for 435 days: every week of poor presentation or mispricing compounds against an already extended timeline. We track the detailed comparable evidence across Pulham St Mary and the neighbouring Tivetshall parishes property by property, not just at area-average level, so that pricing recommendations reflect what is genuinely achievable for a specific house, not a generic village figure. That local, street-by-street knowledge is what separates a considered valuation from a guess.
The Ivybridge Collection maintains an active presence across this part of south Norfolk, with Pulham St Mary and its neighbouring villages forming a core part of our local coverage. We monitor listings, SSTC activity and price movement across the area on an ongoing basis, which means our valuations are grounded in what is actually happening on the ground here, not a distant regional average. Anyone considering buying or selling in Pulham St Mary is welcome to speak with our local team directly through The Ivybridge Collection.
Anyone considering a purchase or sale in Pulham St Mary should treat the headline average price of £437,500 with caution, given how wide the area’s actual range runs, from £180,000 to £1,145,000. A proper valuation needs to be built from directly comparable evidence, taking into account property type, since detached homes account for 85% of the comparable stock analysed, and realistic expectations around timescale, given the area’s 435-day average marketing period. Sellers should also budget time for the process rather than assume a quick sale, and buyers should use the 14.3 months of inventory currently on the market as leverage for a properly considered, evidence-based offer rather than an emotional one.
The figures in this Pulham St Mary report are drawn from current live listing data as at 1 August 2026, covering 66 properties for sale, alongside comparative figures for the Norfolk county average and the area’s nearest neighbouring markets. Property type mix is based on an analysis of 20 comparable listings. This report is refreshed periodically to reflect movements in listing volumes, SSTC activity and pricing as they occur.
If you are weighing up a move in Pulham St Mary, whether buying into its wide price range or preparing to list a home of your own, it is worth understanding exactly where your property sits against the area’s current £437,500 average before you commit to a figure. Get in touch with our team for a considered, evidence-based valuation of your property in Pulham St Mary, built on the same comparable data behind this report.
For a wider view of this part of south Norfolk, our market reports for Pulham Market, Dickleburgh and Tivetshall each set out the same detailed pricing, SSTC and time-on-market data for their respective areas, allowing a direct comparison against the figures presented here for Pulham St Mary.
