As of 27 September 2026, Reedham’s housing market shows an average asking price of £425,000 across the 37 properties currently listed for sale. Of those, 11 are sold subject to contract and 26 remain actively marketed. Asking prices span a wide range, from £160,000 at the lower end to £1,250,000 for the village’s most substantial riverside properties. The average time a property spends on the market before a sale is agreed stands at 103 days, and the overall conditions are classified as a Balanced Market, meaning neither buyers nor sellers currently hold a decisive advantage across the stock as a whole.
The clearest trend in Reedham’s current data is the SSTC rate of +29.7%, meaning 11 of the 37 properties on the market have already attracted an accepted offer, while the remaining 26 are still being actively marketed. Almost thirty percent moving to SSTC within a single snapshot points to steady rather than stalled demand, even with the majority of stock still open to offers. The average 103 days on market is a further indicator worth noting, since it sits 143 days below the Norfolk county average of 246 days, suggesting property in Reedham typically finds a buyer considerably faster than the wider county norm. Price direction itself is harder to read from a single snapshot, but the combination of a 29.7% SSTC rate and a below-county days-on-market figure points to a market with genuine, if measured, momentum rather than one that has cooled.
With just under 30% of current stock already sold subject to contract, Reedham sits in genuinely Balanced Market territory rather than tipping toward either buyers or sellers. Sellers are not seeing the rapid, near-total absorption of stock that would mark a strong sellers’ market, but with 103 days on market, well below the Norfolk average of 246 days, buyers are not able to assume properties will linger indefinitely either. The wide price range, from £160,000 to £1,250,000, means that position can vary by individual property, but the aggregate figures describe a market in reasonable equilibrium.
Momentum in Reedham currently reads as stable rather than accelerating or cooling. The 103 day average time to sale indicates a pace of transaction that is brisk relative to Norfolk as a whole, yet the SSTC rate of 29.7% shows the majority of stock, 26 of 37 properties, is still actively seeking a buyer rather than already under offer. Taken together, these figures describe a market moving at a consistent, unhurried rate rather than one experiencing a sudden surge or a sharp slowdown.
For buyers, the fact that 26 of Reedham’s 37 current listings remain actively for sale, rather than already under offer, suggests there is still room to negotiate on many properties, particularly given the average 103 day marketing period. For sellers, the 29.7% SSTC rate is a reasonable signal that well-priced property is finding buyers without excessive delay compared with the Norfolk county average of 246 days. Neither side should expect the rapid, multiple-offer conditions of a strong sellers’ market, nor the stagnation of a market heavily weighted toward buyers, and offer strategy should be set with that balance in mind.
Spending time in Reedham, what we notice most is how the village’s £160,000 to £1,250,000 price span shapes buyer behaviour as much as the headline average does. A first-time buyer looking toward the lower end of that range is operating in a very different conversation to someone considering a riverside property toward the top. We have found that framing an offer, or setting an asking price, against Reedham’s actual recent completions rather than the average alone tends to produce a far more realistic starting point for negotiation.
A useful way to interpret Reedham’s figures is to set the current average asking price of £425,000 against the completed Land Registry sales, which range from £205,000 for a semi-detached house on New Road to £405,000 for a detached house on Station Road. That completed range sits comfortably within, but below the top of, the current £160,000 to £1,250,000 asking range, which suggests the village’s most expensive listed properties represent a distinct upper tier rather than the norm. With 11 of 37 current listings already SSTC and an average of 103 days to sale, well under the Norfolk average of 246 days, the data points to a market that is functioning efficiently at typical price points even as it carries some higher-value outliers.
Buying in Reedham currently means working within a market that is moving at a reasonable pace, average time to sale is 103 days, without being so fast that there is no room to negotiate. With 26 of the 37 current listings still actively for sale, buyers have a genuine field of choice across the £160,000 to £1,250,000 range, though the recent Land Registry completions, mostly between £205,000 and £405,000, give a more grounded sense of what typically changes hands. Anyone viewing property toward the upper end of the asking range should treat it as a distinct market segment, since recent completed sales have not reached anywhere near £1,250,000.
Our considered view is that Reedham’s current market rewards buyers and sellers who look past the £425,000 average and engage with the detail underneath it, the 103 day typical marketing period, the 29.7% SSTC rate, and a completed sales range that sits well inside the wider asking spread. This is a village where pricing a property accurately against recent genuine completions, rather than the asking average of neighbouring listings, makes the difference between a sale that moves within a reasonable timeframe and one that stalls.
For an investor, Reedham’s recent Land Registry completions offer the most grounded reference point, six sales ranging from £205,000 for a semi-detached house on New Road to £405,000 for a detached house on Station Road, with four of the six being detached properties. Against a current average asking price of £425,000 and an SSTC rate of 29.7%, the data suggests steady rather than speculative demand. The average 103 day marketing period, well below the Norfolk average of 246 days, is a relevant factor for anyone modelling likely holding periods before a resale or letting arrangement begins.
The six most recent completed sales in Reedham split four Detached and two Semi-Detached, with prices for the detached properties ranging from £320,000 (Church View Close) to £405,000 (Station Road), and the two semi-detached sales at £295,080 (Witton Green) and £205,000 (New Road). This pattern, detached properties commanding a meaningful premium over semi-detached stock within the same recent period, is consistent with a village average price of £425,000 and a current asking range extending up to £1,250,000, where larger detached and riverside properties pull the upper figures well above what typical semi-detached sales achieve.
For anyone browsing Reedham’s market today, 26 of the village’s 37 listings remain open to an offer, spanning the full £160,000 to £1,250,000 spread rather than clustering at one end of it. That breadth of choice, set against an average 103 days on market compared with the Norfolk average of 246, means active buyers are looking at a market with genuine options still available rather than a handful of leftover stock. The 11 properties already sold subject to contract confirm that demand is live across the range, not confined to any single price band.
Land Registry records show six completed sales in Reedham over the recent period. 1 Yareview Close, a detached house, sold for £360,000 on 21 May 2026. 3 Pottles Lane, also detached, sold for £390,000 on 30 March 2026. 25 Witton Green, a semi-detached house, sold for £295,080 on 28 November 2025. 13 Church View Close, detached, sold for £320,000 on 30 October 2025. 14 New Road, semi-detached, sold for £205,000 on 10 October 2025. 39 Station Road, detached, sold for £405,000 on 29 September 2025. Across these six transactions the split was four Detached properties and two Semi-Detached properties.
Reedham’s average asking price of £425,000 sits £435,192 below the Norfolk county average of £860,192, a difference of 50.6%, making the village notably more affordable than the typical area across the 341 other locations tracked in this coverage. The village also moves faster than the county norm, with an average of 103 days on market compared with the Norfolk average of 246 days, a gap of 143 days. Together these figures describe Reedham as both more accessible on price and quicker moving than Norfolk’s wider housing market.
Against its nearest neighbours, Reedham’s average price of £425,000 places it in the middle of the group. Freethorpe averages £449,706, £24,706 above Reedham, with a similar SSTC rate of 29.4%. Cantley averages £371,000, £54,000 below Reedham, but records a markedly higher SSTC rate of 60.0%, suggesting stock there is clearing faster relative to its size. Halvergate is the most affordable of the three, averaging £342,778, £82,222 below Reedham, with an SSTC rate of 22.2%. Reedham’s own 29.7% SSTC rate sits close to Freethorpe’s and ahead of Halvergate’s, though some way behind Cantley’s.
Reedham sits on the River Yare in the heart of the Norfolk Broads, a village shaped as much by water as by road, with its own railway station on the Wherry Lines giving a direct connection toward Norwich and Great Yarmouth. The chain ferry across the Yare remains one of the last of its kind still working in Norfolk, a genuinely functional piece of local infrastructure rather than a tourist curiosity. Day to day life centres on a small but capable run of shops, a primary school, a parish church, and riverside pubs that see as much passing boat traffic in summer as they do local custom. It is a village that feels connected rather than remote, while retaining the pace and scale of rural Norfolk.
Selling in Reedham currently means pricing against a backdrop of a £425,000 village average, an SSTC rate of 29.7%, and a typical marketing period of 103 days, figures that together describe a market moving steadily rather than urgently. Given the wide £160,000 to £1,250,000 price range, sellers benefit from pricing against the recent Land Registry completions for genuinely comparable property types, rather than the headline average, which is skewed by the village’s higher value riverside stock.
Selling or buying across Reedham’s genuinely wide price spectrum, from £160,000 starter homes to £1,250,000 riverside properties, calls for an agent who treats each price band on its own terms rather than applying a single approach to every listing. We track this village’s current 37 listings, its 29.7% SSTC rate, and its completed Land Registry sales as closely as we do its asking prices, because the two tell a fuller story together than either does alone.
The Ivybridge Collection covers Reedham as part of its wider Norfolk and Suffolk market tracking, drawing on both current listing data and completed Land Registry sales specific to the village. Our familiarity with Reedham extends from its riverside properties through to the more modest stock on its edges, which allows us to speak to the realistic range of what a property here is likely to achieve, rather than relying on the village average alone.
Our professional advice to anyone buying or selling in Reedham is to treat the £425,000 average as a starting reference only, given the genuine £160,000 to £1,250,000 range it spans. Sellers should price with direct reference to the recent Land Registry completions for comparable property types and sizes, since asking prices alone can overstate what is realistically achievable at the upper end. Buyers should factor in the average 103 day marketing period when planning a purchase timeline, and should note that Reedham’s pace, well ahead of the Norfolk average of 246 days, still allows reasonable scope for due diligence rather than requiring rushed decisions.
This report reflects Reedham’s property market as of 27 September 2026, using an average asking price of £425,000 derived from the 37 properties currently listed for sale, alongside six recent Land Registry completed sales used for the sold price analysis. SSTC status, days on market, and the Norfolk county comparison figures are drawn from the same snapshot date, giving a consistent basis across the figures cited throughout.
If you are considering a move in Reedham, whether that means selling a riverside detached property or buying toward the more affordable end of the £160,000 to £1,250,000 range, we would be glad to talk through where your situation sits against the current figures. Get in touch for a conversation about valuation or your next step in the village.
Readers comparing Reedham against its surrounding villages can find separate market reports covering Freethorpe, Halvergate and Cantley, each set out with their own average prices, SSTC rates and recent Land Registry completions, giving a fuller picture of how this corner of the Norfolk Broads is moving as a whole.
