Rollesby’s current market comprises 187 properties for sale, of which 184 remain actively marketed and 3 are recorded as sold subject to contract, giving an SSTC rate of +15.0%. The average asking price across the village stands at £331,000, spanning a wide range from £215,000 for a two bedroom terraced house on Back Lane to £1,695,000 for a five bedroom detached property on Main Road.
Properties here take an average of 608 days to find a buyer, which translates to 20.0 months of inventory at the current pace of sales. Rollesby’s average price sits £47,457 below the Norfolk county average of £378,457, a difference of 12.5 percent, while its typical time to sell runs 218 days longer than the county figure of 390 days.
Stock levels: 187 properties for sale, comprising 184 actively marketed and 3 sold subject to contract. SSTC rate: +15.0%.
Pricing: average price £331,000. Price range £215,000 to £1,695,000.
Pace of market: average days on market 608. Months of inventory at the current sales rate: 20.0.
Property type mix (from 20 comparable listings): Detached House 90% (18 listings), Terraced House 5% (1 listing), Semi-Detached House 5% (1 listing).
The dominant trend in Rollesby is one of ample choice rather than scarcity. With 184 properties actively marketed against only 3 sold subject to contract, the SSTC rate of +15.0% signals that the large majority of stock has yet to attract a committed buyer.
The 608 day average time on market is the clearest indicator of pace here, and it sits well above the 390 day Norfolk average, a gap of 218 days. The price range itself, from £215,000 up to £1,695,000, also points to a market with very little uniformity, where a handful of higher value detached properties sit alongside more modestly priced homes without pulling the overall average dramatically in either direction.
With 20.0 months of inventory on the books and an SSTC rate of +15.0%, Rollesby currently favours buyers. Only 3 of the 187 listed properties have progressed to sold subject to contract status, leaving 184 homes still competing for attention.
The 608 day average time on market reinforces this reading. Sellers in Rollesby are not moving stock quickly, and buyers who are prepared to be patient and selective are operating from a position of relative strength rather than urgency.
Momentum in Rollesby is best described as steady rather than fast moving. The SSTC count of 3 out of 187 listings shows that transactions are progressing, but at a measured rate relative to the volume of stock available.
There is no indication in the current figures of a sudden acceleration or a stalling market beyond what the 608 day average and 20.0 months of inventory already show, both of which point to a market that continues to move at its own, unhurried pace.
Buyers negotiating in Rollesby currently hold the advantage. With 184 properties still actively for sale against just 3 sold subject to contract, competition for any individual property is limited, and the 608 day average time on market suggests sellers who have been listed for any length of time may be increasingly open to offers below asking price.
Sellers, in turn, should expect negotiations to take longer and to require more flexibility than a quicker moving market would demand, particularly given the 20.0 months of inventory currently sitting on the market.
We see Rollesby buyers fall broadly into two groups: those drawn to the village for its proximity to the Trinity Broads and the boating lifestyle that comes with it, and those simply after a quieter Norfolk address within reach of Great Yarmouth. Both groups tend to gravitate toward the detached houses that dominate what’s on offer here, and our conversations with sellers confirm that a realistic asking price, set with an eye on how long similar homes have already been sitting unsold, matters more in Rollesby than almost anywhere else nearby.
We have also noticed that the wide price range in the village, from smaller terraced cottages up to properties well above the million pound mark on Main Road, means a one size fits all marketing approach rarely works here.
Rollesby’s £331,000 average asking price sits against a backdrop of Land Registry completions that tell a more textured story. Recent sales include 3 Leonard Court at £710,000, 10 Leonard Court at £395,000, and Sunny View on Heath Road at £260,000, all detached properties, alongside two terraced sales at Leonard Court both completing at £200,000 and a semi-detached sale at 4 Court House Cottages, Court Road, at £395,000.
This spread, from £200,000 to £710,000 in completed sales, together with the current asking range stretching to £1,695,000 on Main Road, shows a market where a small number of higher value detached properties can pull the headline average upward while the bulk of transactional activity happens well below it. With detached houses making up 90% of the comparable listings analysed, pricing in Rollesby is largely a function of how those detached properties are valued relative to one another.
Buying in Rollesby currently means having the luxury of time. With 184 properties actively for sale and an average of 608 days on market, there is no need to rush a decision, and buyers can afford to view several comparable detached houses before committing.
Practically speaking, this also means it is worth checking how long a specific property has already been listed before making an offer. A home that has been on the market for months, as several of the current listings have, may present more room for negotiation than a fresh listing such as the £450,000 four bedroom detached house on Rollesby Gardens, which had only been on the market 3 days at the time of this report.
Our considered view is that Rollesby is a village where patience pays off, both for buyers and for sellers willing to price honestly from the outset. The 20.0 months of inventory and 608 day average time on market are not signs of a village losing appeal, they are signs of a small, detached house dominated stock that takes time to find the right match.
Sellers who understand this and price in line with what similar homes are actually achieving, rather than what the highest listing on Main Road suggests, tend to have a smoother experience than those who hold out for figures the current 15.0% SSTC rate simply does not support at speed.
For an investor, Rollesby currently presents an average price of £331,000 against 20.0 months of inventory and an SSTC rate of +15.0%. This is a market with plentiful choice and limited urgency among sellers, which can suit an investor with flexibility on timing.
Recent Land Registry completions ranging from £200,000 for terraced properties up to £710,000 for a detached house at 3 Leonard Court give a sense of achievable entry points across different property types. Rental demand data is not yet available for this report, and we would encourage any investor to contact us directly for a fuller assessment before proceeding.
Detached houses dominate the Rollesby market, making up 90% (18 of 20) of the comparable listings analysed, with terraced and semi-detached houses each accounting for 5% (1 listing apiece). This detached heavy mix is a major factor behind the overall average price of £331,000 and the wide price range up to £1,695,000.
Completed Land Registry sales support this pattern. Detached properties sold recently at £710,000, £395,000 and £260,000, while the two terraced completions at Leonard Court both sold at £200,000 and the semi-detached sale at Court House Cottages completed at £395,000. Buyers considering the smaller terraced or semi-detached stock should note that these property types make up a much smaller share of what is currently listed.
Among the properties currently listed in Rollesby, a three bedroom detached house on Back Lane, NR29 5EE, is on the market at £375,000 having been listed for 24 days. On Rollesby Gardens, NR29 5HD, a four bedroom detached house is priced at £385,000 after 110 days on market, while a second four bedroom detached house on the same road, also at NR29 5HD, is a much fresher listing at £450,000 after just 3 days.
At the more affordable end, a two bedroom terraced house on Back Lane, NR29 5EE, is priced at £215,000 but has been listed for 316 days. A three bedroom semi-detached house on Court Road, NR29 5ET, is on the market at £270,000 after 214 days. At the top of the range, a five bedroom detached house on Main Road, NR29 5EF, is listed at £1,695,000 having been on the market for 50 days.
Land Registry records show 6 completed sales in Rollesby. 3 Leonard Court, a detached property, sold for £710,000 on 4 November 2025. Sunny View on Heath Road, also detached, sold for £260,000 on 31 October 2025. 10 Leonard Court, detached, sold for £395,000 on 14 October 2025.
6 Leonard Court and 5 Leonard Court, both terraced properties, each sold for £200,000 on 15 September 2025. 4 Court House Cottages on Court Road, a semi-detached property, sold for £395,000 on 11 September 2025. These figures represent completed transactions and should not be confused with the current asking prices of properties still actively for sale or sold subject to contract.
Rollesby’s average price of £331,000 sits £47,457 below the Norfolk county average of £378,457, a difference of 12.5%. This places the village on the more affordable side of the county’s overall pricing.
The picture reverses on pace. Rollesby’s average time on market of 608 days runs 218 days longer than the Norfolk average of 390 days, meaning that while property here is comparatively affordable against the county as a whole, it also tends to take considerably longer to sell.
Rollesby’s average price of £331,000 sits above all three of its nearest neighbours. Fleggburgh averages £321,500, a difference of £9,500, and carries a higher SSTC rate of +20.0%. Filby averages £307,000, £24,000 below Rollesby, and also shows an SSTC rate of +20.0%.
Martham is the most affordable of the three at £274,000, a gap of £57,000 against Rollesby, with an SSTC rate of +10.0%, the lowest among these three neighbours, though all three sit within five percentage points of Rollesby’s own +15.0%. Taken together, these figures suggest Rollesby occupies the higher priced end of this small cluster of villages, while also moving somewhat more slowly toward sale than Fleggburgh or Filby.
Rollesby sits close to the Trinity Broads on the eastern side of Norfolk, within easy reach of Great Yarmouth along the A1064 corridor. It is a genuinely small village, and its housing stock reflects that, with detached houses forming the overwhelming majority of what changes hands, from modest family homes on roads like Back Lane through to the larger properties found along Main Road.
Life here tends to move at a village pace, with day to day amenities more limited than in the larger settlements nearby, which is part of the appeal for buyers seeking a quieter setting without being cut off from the coast or from Great Yarmouth’s larger range of services.
Selling in Rollesby currently means competing against 184 other active listings, and an average time on market of 608 days makes clear that patience, and a realistic asking price, matter more here than in faster moving markets. With an SSTC rate of just +15.0%, the majority of listed stock has not yet secured a buyer at any given time.
Given that detached houses make up 90% of the comparable stock, sellers of terraced or semi-detached properties, which each represent only 5% of that sample, may find themselves standing out simply through relative scarcity, provided the price reflects recent completions such as the £200,000 terraced sales at Leonard Court.
Selling well in a market like Rollesby, where 20.0 months of inventory and a 608 day average time on market are the reality, requires more than a listing on a portal. It requires an honest read of where a specific property sits against both the current asking prices on roads like Rollesby Gardens and Main Road, and against what has actually completed at Leonard Court and Court House Cottages.
We work with sellers to set that price from the outset, because in a village this size, with this much active stock, the properties that sell within a reasonable timeframe are almost always the ones priced correctly from day one rather than adjusted downward months later.
The Ivybridge Collection tracks the Rollesby market as part of its wider coverage of Norfolk villages, monitoring both current listings and completed Land Registry sales to keep this report grounded in what is actually happening locally.
Full details of our services and coverage of other Norfolk areas can be found at The Ivybridge Collection, and our team is available to discuss Rollesby specifically for anyone considering a move here.
Our professional advice for anyone selling in Rollesby is to price against recent Land Registry completions, not just against the highest current asking prices in the village. A detached house priced without reference to the £395,000 and £260,000 completions at Leonard Court and Heath Road risks joining the pool of listings already sitting well past 300 days on market.
For buyers, we would advise building in time for the process itself. With an average of 608 days on market, mortgage offers and surveys should be planned with the expectation that Rollesby transactions can take considerably longer to reach completion than in faster moving parts of Norfolk, and it is worth reviewing whether an individual property’s own time on market suggests room to negotiate on price.
This report on Rollesby is based on a snapshot taken on 1 August 2026, covering 187 properties currently for sale, of which 3 are recorded as sold subject to contract, together with completed Land Registry sale prices for 6 recent transactions and a sample of 20 comparable listings used to assess the current property type mix.
Figures on average price, days on market, months of inventory and county level comparisons are drawn from this same dataset and reflect market conditions at the time of the snapshot rather than a longer historical average.
If you are weighing up a move in Rollesby, whether buying into its detached house dominated market or selling into a village currently holding 20.0 months of inventory, it helps to start with a clear, evidence based view of where your property actually sits.
Request a Private Property Brief and we will talk you through what comparable homes on roads like Rollesby Gardens, Back Lane and Main Road are genuinely achieving, and what that means for your own plans.
For a wider view of this corner 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, making it straightforward to compare pricing and pace of sale across the four villages side by side.
