As of 1 August 2026, Roydon’s residential market shows an average asking price of £332,000, with current stock spanning a wide range from £220,000 up to £775,000. Four properties are recorded as sold subject to contract, giving an SSTC rate of 20.0%, a figure that speaks to steady rather than frantic demand. The comparable sample of 20 listings is heavily weighted toward detached houses, which make up 70% (14) of the mix, with semi-detached homes at 25% (5) and a single terraced property completing the picture. Set against the wider Norfolk county average of £378,454, Roydon sits £46,454 lower, a 12.3% discount that positions the village as comparatively accessible within the county’s pricing landscape.
Average price: £332,000. Price range: £220,000 to £775,000. Sold subject to contract: 4 properties. SSTC rate: +20.0%. Property type mix (20 comparables): Detached House 70% (14), Semi-Detached House 25% (5), Terraced House 5% (1). Norfolk county average price: £378,454. Difference vs Norfolk average: Roydon sits lower by £46,454, a 12.3% gap. Norfolk average days on market: 391 days. Nearest areas for reference: Scole average £303,000 with +30.0% SSTC, Burston average £369,583 with +18.5% SSTC, Diss average £288,495 with +15.0% SSTC.
The clearest trend in Roydon right now is the breadth of the price range. Stock spans from £220,000 to £775,000, meaning the average of £332,000 sits within a market serving buyers at very different budget levels rather than a narrow band of similar homes. An SSTC rate of 20.0%, drawn from 4 properties currently under offer, suggests demand is present but not overwhelming. The dominance of detached houses at 70% of the comparable sample also shapes the overall figures, pulling the average upward compared with what a more terrace-heavy village might show. Positioned £46,454, or 12.3%, below the Norfolk county average, Roydon continues to trade at a discount to the wider county picture.
Whether Roydon currently favours buyers or sellers is best read against its immediate neighbours. Roydon’s SSTC rate of 20.0% sits between Diss at 15.0% and Burston at 18.5% on one side, and Scole at 30.0% on the other. That places Roydon in the middle of the local pack rather than at either extreme, a market with genuine activity but not the sharpest competition seen in nearby Scole. With a price range stretching from £220,000 to £775,000, conditions vary by property type and price point rather than sitting uniformly in one camp, and buyers and sellers should treat each price bracket on its own terms.
Momentum across the current listings is genuinely mixed. Burston Road, Diss, IP22 5SX has come to market at £775,000 and has been listed for just 1 day, while Harrier Way, IP22 4UR at £280,000 has attracted attention after 11 days and Cormorant Close, IP22 4UJ at £260,000 after 17 days. Against that, both Pheasant Drive listings at £340,000 and £350,000 have been on the market for 151 and 215 days respectively, and Peafowl Close at £300,000 has taken 47 days to still be seeking a buyer. This spread points to a market where fresh, well priced instructions move quickly while others sit for considerably longer, rather than one uniform pace across all stock.
The uneven pace of sales in Roydon gives buyers different leverage depending on the property. Stock that has sat for 151 days or 215 days, as with the two Pheasant Drive listings, presents more room for a considered offer below asking than a property listed just 1 day or 11 days ago, such as Burston Road or Harrier Way, where competition is likely to be sharper. With an SSTC rate of 20.0% across the wider sample, overall pressure on buyers is moderate rather than intense, and sellers of longer standing listings should expect and plan for negotiation rather than resist it outright.
We spend a good deal of time in and around Roydon, and the pattern that stands out to us is how differently the village’s streets perform. New instructions on roads like Harrier Way and Cormorant Close tend to generate quick interest, while properties on Pheasant Drive have taken longer to find buyers this year, often because pricing hasn’t quite matched what the market will bear at that moment. Understanding how Roydon sits relative to neighbouring Diss, where average prices run lower, helps us advise sellers honestly on where their home fits rather than simply matching the highest comparable figure.
Roydon’s £332,000 average price is best understood through its type mix. With detached houses making up 70% of the comparable sample, the ceiling of the market is pulled well upward, exemplified by the £775,000 Burston Road listing, while the smaller share of semi-detached and terraced stock anchors the lower end, seen in the £260,000 Cormorant Close and £280,000 Harrier Way listings. This structure explains why the average sits above Diss’s £288,495 yet below Burston’s £369,583. Even with this detached-led mix, Roydon’s £332,000 average remains 12.3% below the Norfolk county average of £378,454, a gap set by the wider county picture rather than any shortfall in Roydon’s own stock.
Buying in Roydon means accepting a genuinely wide price bracket, from £220,000 up to £775,000, so the first step is narrowing down which end of that range actually suits your budget and needs. Recent instructions such as Peafowl Close at £300,000 and Harrier Way at £280,000 give a sense of what mid-range three bedroom homes cost here, while something like the Burston Road detached at £775,000 sits at the top of the local scale. With 4 properties currently sold subject to contract, competition exists but isn’t at fever pitch, so a buyer who does their groundwork on comparable sold prices and moves promptly on well priced new listings, rather than ones that have already sat for months, tends to fare best.
Our honest view of Roydon is that it offers reasonable value relative to the county as a whole, sitting £46,454 below the Norfolk average, without being the cheapest option among its immediate neighbours. It isn’t the fastest moving market in the area either, that title currently belongs to Scole with its 30.0% SSTC rate, but Roydon’s mix of substantial detached homes and more modest semis gives it a broader appeal across buyer budgets than some surrounding villages. Anyone weighing Roydon against Burston should note that Burston commands a noticeably higher average price, so Roydon can represent the more accessible choice for similar house types.
For an investor, Roydon’s average price of £332,000 sits 12.3% below the Norfolk county average of £378,454, which may appeal as a relative value entry point within the county. The SSTC rate of 20.0%, based on 4 agreed sales, indicates a functioning market with real transaction activity rather than stagnation. The price range from £220,000 to £775,000 offers scope for different strategies, from lower cost semi-detached purchases in the £260,000 to £280,000 bracket to larger detached opportunities. Rental yield data is not available in this dataset, so any investor should request specific rental comparables before modelling returns.
Detached houses dominate Roydon’s comparable listings at 70% (14 of 20), which pulls the £332,000 average toward the higher end of the local scale. This is visible in the current stock: the Burston Road detached at £775,000 sits well above average, while Pheasant Drive’s two detached listings at £340,000 and £350,000, and Peafowl Close at £300,000, sit closer to it. Semi-detached houses, making up 25% (5) of the sample, tend to price below the average, illustrated by Cormorant Close at £260,000 and Harrier Way at £280,000. The remaining 5% (1) terraced share is too small to move the overall figures much, but it does confirm that Roydon’s stock, while varied, is fundamentally a detached-led market.
Six comparable properties illustrate what’s currently available around Roydon. Burston Road, Diss, IP22 5SX is listed at £775,000 for a 4 bed detached house, just 1 day on the market. Cormorant Close, Diss, IP22 4UJ offers a 3 bed semi-detached house at £260,000 after 17 days. Two listings on Pheasant Drive, Diss, IP22 4US, both 3 bed detached houses, are priced at £340,000 (151 days on market) and £350,000 (215 days on market). Harrier Way, Diss, IP22 4UR is a 3 bed semi-detached house at £280,000 after 11 days, while Peafowl Close, Diss, IP22 4UR offers a 3 bed detached house at £300,000 after 47 days. All six remain for sale at the time of this report.
Land Registry completions specifically for Roydon show six recent sales. 8, Frere Corner, a detached house, sold for £245,000 on 15 June 2026. 11, Nicholls Way, semi-detached, sold for £205,000 on 22 May 2026. 3, Linden Grove, semi-detached, sold for £370,000 on 19 May 2026. Applegarth, Brewers Green, semi-detached, sold for £610,000 on 30 April 2026, the highest of this group. 10, Cricks Walk, detached, sold for £170,000 on 30 April 2026, the lowest recorded figure. 5, Tudor Avenue, detached, sold for £310,000 on 8 April 2026. These figures reflect completed transactions, distinct from the properties still listed or under offer described elsewhere in this report.
Roydon’s average price of £332,000 sits £46,454 below the Norfolk county average of £378,454, a 12.3% discount. This positions Roydon among the more accessible villages within the county’s overall pricing, at least on the current comparable sample. It is worth noting that Norfolk’s average days on market across its wider coverage stands at 391 days, a figure that offers useful context when weighing the pace of individual Roydon listings, several of which, such as the two Pheasant Drive properties at 151 and 215 days, are moving considerably faster than that county wide average would suggest, while others, like the 1 day old Burston Road listing, are moving far faster still.
Set against its nearest neighbours, Roydon’s £332,000 average price and 20.0% SSTC rate tell a mixed story. Scole averages £303,000, some £29,000 below Roydon, yet posts a stronger SSTC rate of 30.0%, suggesting brisker turnover on lower priced stock. Burston averages £369,583, £37,583 above Roydon, with a slightly lower SSTC rate of 18.5%. Diss averages £288,495, £43,505 below Roydon, with the softest SSTC rate of the three at 15.0%. Roydon therefore sits mid-table on price and in the middle on transaction pace among these four settlements.
Roydon sits within the IP22 postcode area, close to Diss on the Norfolk side of the county border, and the character of its housing reflects a village that has grown around a mix of established detached homes and smaller semi-detached and terraced properties. The strong detached presence in the current market, at 70% of listings, mirrors a village feel built around individual family homes rather than dense estate development. Its position near Diss gives residents easy access to a larger town’s shops and services while retaining the quieter, more spread out character typical of the surrounding Norfolk countryside. It’s the kind of place where buyers are often drawn as much by the setting as by the specific property they end up choosing.
Selling in Roydon means being realistic about where a property sits within a fairly wide price spectrum, from £220,000 to £775,000. Homes priced well relative to their type and condition can move quickly, as shown by Burston Road finding attention within a single day, but overpricing carries real risk, evident in the two Pheasant Drive listings that have each sat for well over 150 days. With an SSTC rate of 20.0% across the wider sample, there is genuine buyer interest in Roydon, but sellers need a pricing strategy grounded in recent completed sales, such as the £245,000 achieved at Frere Corner or the £610,000 achieved at Brewers Green, rather than aspirational figures detached from what has actually completed.
Choosing the right agent for a Roydon sale or purchase comes down to knowing which streets are attracting quick interest and which are proving harder to shift, detail that only comes from working the area consistently rather than treating it as one more village on a countywide patch. At The Ivybridge Collection, our familiarity with the specific dynamics behind listings like Peafowl Close and Harrier Way, and with completed sales such as those at Linden Grove and Tudor Avenue, means we price and present properties against what has genuinely sold locally, not just what’s currently advertised.
The Ivybridge Collection covers Roydon as part of our regular Norfolk patch, tracking both current listings and completed Land Registry sales here rather than relying on one or the other alone. Our connection to the village comes through repeated work on its streets, from newly listed homes to properties that have taken longer to sell, giving us a working sense of how pricing here actually plays out against neighbouring markets like Diss, Scole and Burston.
Our professional advice for anyone selling in Roydon is to price against recently completed Land Registry sales first, and current asking prices second. The £610,000 achieved at Applegarth, Brewers Green and the £170,000 achieved at 10, Cricks Walk show just how wide actual outcomes can be even within one village, which is why a blanket approach to pricing rarely serves sellers well here. For buyers, our advice is to treat listings that have sat for over 150 days, such as those on Pheasant Drive, as genuine negotiation opportunities, while being prepared to move decisively on fresh, well priced instructions before they attract competing interest.
This report reflects Roydon’s market position as recorded on 1 August 2026, drawing on current comparable listings, Land Registry completed sales data specific to Roydon, and aggregated figures for the wider Norfolk county coverage used across this tenant’s reporting. Figures for neighbouring Scole, Burston and Diss are included for direct comparison. All prices and dates cited are as supplied in the underlying data at the time of writing.
If you’re weighing up a move in Roydon, whether buying into its mix of detached and semi-detached stock or considering what your own home might achieve against recent local completions, we’re happy to talk it through. Get in touch with The Ivybridge Collection for a straightforward, evidence based valuation grounded in what has actually sold and listed in Roydon, not guesswork.
For a wider picture of the local market, our reports for Scole, Burston and Diss cover the three settlements closest to Roydon, each with its own price levels and SSTC rates worth weighing alongside the figures shown here. Reviewing all four together gives a clearer sense of where Roydon sits within its immediate area rather than viewing it in isolation.
