Rollesby’s current for sale market is a small one. Just 2 properties are listed, both still actively marketed, with none recorded as sold subject to contract, giving an SSTC rate of 0.0%. The average asking price across this pair of listings is £1,695,000, and the price range runs from £1,695,000 to £1,695,000, which tells you how tight this sample is rather than suggesting any uniform pricing across the village. Properties here have been on the market for an average of 108 days, and the overall condition is classified as an Extreme Buyers’ Market.
Stock levels: 2 properties for sale in total, comprising 2 actively marketed and 0 sold subject to contract.
SSTC rate: 0.0%.
Pricing: average price £1,695,000. Price range £1,695,000 to £1,695,000.
Pace of market: average time on market of 108 days.
Market classification: Extreme Buyers’ Market.
The defining trend in Rollesby at present is a complete absence of conversion from listing to sale agreed. With 2 properties actively marketed and precisely 0 sold subject to contract, the SSTC rate sits at 0.0%, meaning neither of the two current listings has attracted an accepted offer. The average 108 days on market shows these homes have had a reasonable window of exposure without generating that momentum, which is the clearest signal available from such a small sample.
With an SSTC rate of 0.0% and both of the village’s 2 listed properties still actively for sale, Rollesby currently sits firmly in Extreme Buyers’ Market territory. There is no competing demand visible in the data, no properties have progressed toward completion, and sellers in this bracket have no recent local evidence of other vendors successfully agreeing a sale to point to.
Momentum has effectively stalled. Neither of the 2 active listings has moved to sold subject to contract, and the average 108 days on market, while shorter than the Norfolk county average, has not translated into any agreed sales. On the figures available, this reads as a market waiting for a buyer to engage rather than one building toward a transaction.
Buyers currently hold a strong position in Rollesby. With an SSTC rate of 0.0% and no competing bids recorded on either of the 2 properties for sale, there is no evidence of urgency from other purchasers. An average of 108 days on market without an accepted offer on either listing gives a buyer legitimate grounds to negotiate on price and terms rather than matching the asking figure.
Properties at the £1,695,000 level in Rollesby are a different proposition to the rest of the village’s housing stock, and we treat them that way. This is not a price point with a deep pool of comparable buyers locally, so when a home at this value sits on the market for 108 days with no SSTC activity across either current listing, that is not unusual, it reflects a genuinely thin segment rather than a failing property. Our approach with vendors here is to be upfront about that reality from the outset.
The gap between Rollesby’s current £1,695,000 average asking price and its recent Land Registry completions is substantial. The highest completed sale on record, 3 Leonard Court at £710,000, sits well under half of the current average asking figure, and the next highest, Pipers on Martham Road at £445,000, is further below still. With only 2 properties currently on the market and neither agreed, there is no recent transaction evidence at this upper price band to validate it, which helps explain both the 0.0% SSTC rate and the Extreme Buyers’ Market classification.
Buying in Rollesby right now means choosing from a genuinely small pool, just 2 properties are currently on the market, and neither has an offer agreed. That gives a buyer real room to negotiate, particularly given the gap between the current £1,695,000 average asking price and recent completed sales in the village, which have topped out at £710,000. Expect to do your own homework on value using Land Registry completions rather than relying solely on the asking price of the handful of homes currently listed.
Our considered view is that Rollesby’s current market is really two separate stories. At the upper end, where both current listings sit, pricing needs to be tested carefully against what has actually completed locally, since the gap to recent sold prices is wide and the 0.0% SSTC rate reflects that. For buyers prepared to negotiate from that evidence, and for sellers willing to price with it rather than against it, there is room to find common ground even in a market this quiet.
For an investor, Rollesby currently shows an average asking price of £1,695,000 against an SSTC rate of 0.0% and 108 days average time on market across just 2 active listings. This is a market with almost no live transaction evidence at the current asking level, and recent Land Registry completions in the village have all sold well below that figure, the highest being £710,000 for 3 Leonard Court. Any purchase at the current asking level would need to be justified on its own merits rather than on recent comparable sales.
Land Registry completions in Rollesby over the recent period show a clear split by property type. Of the 6 recorded sales, 4 were detached and 2 were terraced, and the price spread reflects that mix: detached sales ranged from £214,000 for 5 Meadow View up to £710,000 for 3 Leonard Court, while the two terraced sales, 4 Heath Road and 3 Heath Road, completed at £250,000 and £230,000 respectively. The current £1,695,000 average asking price across the village’s 2 live listings sits well outside this completed range, underlining how distinct the present for sale stock is from what has actually transacted.
Rollesby currently has just 2 properties for sale, and both remain actively marketed with no sales agreed, giving an SSTC rate of 0.0%. The average asking price across these 2 listings is £1,695,000, and the price range runs from £1,695,000 to £1,695,000, meaning both properties are priced at effectively the same level. Between them they have accumulated an average of 108 days on the market so far.
Land Registry records show 6 completed sales in Rollesby. 6 Park View Avenue, detached, sold for £225,000 on 30 June 2026. 5 Meadow View, detached, sold for £214,000 on 2 February 2026. 4 Heath Road, terraced, sold for £250,000 on 9 December 2025. Pipers on Martham Road, detached, sold for £445,000 on 10 November 2025. 3 Heath Road, terraced, sold for £230,000 on 7 November 2025. 3 Leonard Court, detached, sold for £710,000 on 4 November 2025. These completions span detached and terraced stock and range from £214,000 to £710,000.
Rollesby’s average asking price of £1,695,000 sits £838,543 above the Norfolk county average of £856,457, a difference of 97.9%, making it one of the higher priced pockets within the wider county coverage. On pace, however, Rollesby’s average of 108 days on market is 138 days fewer than the Norfolk average of 246 days, though with only 2 active listings this figure should be read as indicative of a small sample rather than a broad market trend.
Rollesby’s £1,695,000 average price sits well above all three of its nearest neighbours. Fleggburgh averages £321,500, a difference of £1,373,500, and carries an SSTC rate of +20.0% compared with Rollesby’s 0.0%. Filby averages £307,000, £1,388,000 below Rollesby, with the same +20.0% SSTC rate. Martham, the closest in price terms, averages £975,000, a difference of £720,000, and matches Rollesby’s 0.0% SSTC rate, suggesting a similarly quiet patch of conversion activity at that end of the local market.
Rollesby is a small Norfolk village, modest in scale, which is exactly why the current pair of listings at £1,695,000 stand out so clearly against the village’s usual Land Registry completions. Recent sold prices here have typically settled well below that figure, and that gap is worth understanding before treating the current asking price as representative of the wider village. It is this kind of local pattern, not generic description, that should shape how a buyer or seller reads the current market here.
Selling a home in Rollesby at present means operating in a market with very little live competition, just 2 properties are currently listed, but also very little proof that asking prices at the top end are achievable, since neither of those 2 listings has progressed to sold subject to contract. For a seller, the honest starting point is the Land Registry record, the highest recent completion was £710,000 for 3 Leonard Court, well below the current £1,695,000 average asking figure, and pricing against that evidence rather than against the only other listing on the market is likely to produce a more realistic outcome.
In a market as thin as Rollesby’s current listings, where there are only 2 properties for sale and neither has attracted an agreed sale, the value of an agent lies in interpreting what the Land Registry record actually shows rather than simply matching the other listing’s price. We work from completed sales data, not just competing asking prices, when advising vendors here, because with an SSTC rate of 0.0% there is no recent agreed sale at this level to benchmark against.
The Ivybridge Collection tracks Rollesby as part of its ongoing coverage of Norfolk’s villages, pairing live listing data with completed Land Registry sales so that our view of the market reflects what has actually happened here, not just what is currently being asked. That combination matters particularly in a village like Rollesby, where only 2 properties are on the market at present and the gap to recent completions needs explaining clearly to anyone buying or selling.
Our professional advice for anyone considering a purchase or sale in Rollesby at present is to treat the current £1,695,000 average asking price and the village’s Land Registry completions as two separate reference points, not one continuous market. With only 2 properties listed and neither agreed, and with the highest recent completion standing at £710,000, a buyer should request comparable evidence before offering, and a seller should price with reference to what has genuinely sold, not solely to what else happens to be listed alongside their own property.
This report on Rollesby is based on a snapshot taken on 27 September 2026, covering the 2 properties currently for sale, of which 0 are recorded as sold subject to contract, together with completed Land Registry sale prices for the village and comparative figures for Fleggburgh, Filby, Martham and the Norfolk county average.
If you are weighing up a move in Rollesby, whether considering one of the 2 homes currently listed or thinking about what your own property might achieve against recent completions, it helps to start with a clear, evidence based view of where the market actually sits. Get in touch for a valuation grounded in what has genuinely sold locally, not just what else is on the market.
For a wider view of this part of Norfolk, our market reports for Fleggburgh, Filby and Martham each cover the same combination of current listings, SSTC activity and Land Registry completions used in this Rollesby report, allowing a direct comparison across the four neighbouring areas.
