Stalham’s current market is a study in contrast: an average asking price of £1,200,000 sits well above anything this Broads village has typically commanded, yet only two properties are listed for sale and neither has progressed to sold subject to contract. With an SSTC rate of 0.0% and an average of 387 days on market, the handful of homes currently available are moving slowly, and the market is classified as an Extreme Buyers’ Market. Asking prices range from £950,000 to £1,450,000, a span that reflects a small number of higher value properties rather than a broad cross section of the village’s housing stock.
Properties currently for sale: 2 total, comprising 2 still actively marketed and 0 sold subject to contract.
SSTC rate: 0.0%.
Average asking price: £1,200,000.
Price range: £950,000 to £1,450,000.
Average days on market: 387 days.
Market temperature: Extreme Buyers’ Market.
Snapshot date: 27 September 2026.
The defining trend in Stalham at present is the complete absence of agreed sales among current stock. With an SSTC rate of 0.0%, both of the two properties listed remain actively on the market with no progress toward completion. The average marketing period of 387 days is substantially longer than is typical, and at this price point, between £950,000 and £1,450,000, that length of time suggests pricing and demand are not yet meeting in the middle. There is no evidence in the current data of any upward or downward price movement, simply a stalled pipeline at the top end of the local market.
The clearest signal of whether a market favours buyers or sellers is the share of listed stock already under offer. In Stalham, 0 of the 2 properties currently on the market are sold subject to contract, a 0.0% SSTC rate that places the area firmly in buyers’ market territory, and the data classifies conditions here as an Extreme Buyers’ Market. With such a small number of listings and none progressing, sellers at this price range currently have little leverage, and any buyer engaging with this part of the Stalham market is operating from a position of considerable choice and patience.
Momentum in Stalham, at least among the properties currently listed, shows no sign of acceleration. An average of 387 days on market, combined with an SSTC rate of 0.0%, points to a stalled rather than a cooling or heating market, since there is no recent activity to measure a change against. Both of the two active listings remain unsold, and neither has attracted an agreed buyer during the period covered by this snapshot, which is consistent with the Extreme Buyers’ Market classification applied to the area.
Buyers considering the two properties currently listed in Stalham are in a strong negotiating position. With an SSTC rate of 0.0% and an average marketing period of 387 days, sellers at this price range, £950,000 to £1,450,000, have had little recent success converting interest into agreed sales. There is no completed sales evidence at this specific price tier to confirm what these properties are genuinely worth to a buyer, and that absence of proof is itself grounds for a cautious, value led offer rather than one anchored to the asking price. Given how long these two properties have sat on the market without a sale agreed, buyers should expect meaningful room to negotiate below the figures currently advertised.
At The Ivybridge Collection we watch Stalham closely precisely because its headline average price, £1,200,000, tells only part of the story. With just two properties listed and neither sold subject to contract, this is not a market with the depth of data that a larger village provides, and we are careful to treat each of the two current listings on its own merits rather than drawing broad conclusions from a small sample. Our view is informed by the completed sales we track through Land Registry records as much as by what is currently advertised.
A 0.0% SSTC rate combined with 387 days average time on market forms a consistent picture of a market where demand at the top end, £950,000 to £1,450,000, has not yet matched the asking prices on offer. With only two properties listed, the sample is small, and the £1,200,000 average price is pulled upward by the limited stock currently available rather than reflecting the typical transaction in the village, which Land Registry completions, running from £115,000 to £383,000, show to be considerably lower. This gap between current asking prices and recent completed sales is the central feature of Stalham’s market right now.
Buying one of the two properties currently listed in Stalham means entering a conversation with considerable room to negotiate. With an average of 387 days on market and no properties yet sold subject to contract, there is little pressure to move quickly, and a buyer can take the time to have a survey done properly and to weigh the asking price against genuine completed evidence from the village. Anyone looking more broadly at Stalham, rather than specifically at the current £950,000 to £1,450,000 stock, should also look at the Land Registry record, which shows recent sales of semi-detached houses, a detached house and a flat all well below the current average asking figure.
Our considered view of Stalham right now is that the current listings, just two properties, sit apart from the village’s usual character as reflected in recent completed sales. Stalham has long been a practical, working entry point to the Broads rather than a village built around high value waterside trophy homes, and the Land Registry evidence, with sales from £115,000 to £383,000, supports that. The two properties currently marketed at £950,000 and above represent a narrow and currently untested slice of the market, and we would encourage buyers and sellers alike to treat that top end with appropriate caution until more sales evidence accumulates.
An investor considering Stalham at present is looking at an average asking price of £1,200,000 across just two listed properties, priced between £950,000 and £1,450,000, with an SSTC rate of 0.0% and an average of 387 days on market. That combination, classified here as an Extreme Buyers’ Market, points to limited liquidity at this price point and suggests a longer holding horizon or a patient, value led approach to any offer. Investors with a broader remit may find more relevant evidence in the Land Registry completions for the village, which sold between £115,000 and £383,000, a very different price band to the current listings.
Recent Land Registry completions in Stalham show a sale type mix of 1 detached, 4 semi-detached and 1 flat, with prices ranging from £115,000 for a flat at Teresa Court to £383,000 for a detached house on Camping Field Lane. The two properties currently listed, priced between £950,000 and £1,450,000, sit well outside this established range, which means the current average asking price of £1,200,000 reflects a small, higher value segment of the market rather than the mix of semi-detached houses and flats that has made up the bulk of recent completed sales.
As of this report, only two properties are listed for sale in Stalham, both still actively marketed with none sold subject to contract. Asking prices for these two properties range from £950,000 to £1,450,000, giving an average of £1,200,000 across the pair, and both have been on the market for an average of 387 days, well beyond what the recent completed sales evidence in the village would suggest is typical. With such a small number of listings, each property represents a significant share of the current local market.
Land Registry records show six completed sales in Stalham over recent months. The Croft, Camping Field Lane, a detached house, sold for £383,000 on 12 August 2026. 32 Millside, semi-detached, sold for £180,000 on 3 July 2026. 17 Jeckells Road, semi-detached, sold for £230,000 on 26 May 2026. 57 Millside, semi-detached, sold for £195,000 on 9 May 2026. Connaught Cottage, Upper Staithe Road, semi-detached, sold for £240,000 on 8 May 2026. Flat 4, Teresa Court, Camping Field Lane, sold for £115,000 on 1 May 2026. These six transactions, four semi-detached, one detached and one flat, sit well below the £1,200,000 average asking price currently advertised in the village.
Against the Norfolk county average of £857,913, Stalham’s current average asking price of £1,200,000 sits higher by £342,087, a gap of 39.9%. On time on market, Stalham’s current average of 387 days runs 141 days longer than the Norfolk average of 245 days. Both figures reflect the small, higher value sample of listings currently on the market in Stalham rather than the village’s typical price point, which the recent Land Registry completions, ranging from £115,000 to £383,000, place well below the county average.
Set against its nearest neighbours, Stalham’s current asking price is the highest of the four areas, though not by a wide margin in every case. Sutton carries an average price of £1,162,500, £37,500 lower than Stalham, with a notably stronger SSTC rate of 50.0%. Catfield averages £1,100,000, £100,000 below Stalham, and like Stalham currently shows an SSTC rate of 0.0%. Barton Turf is considerably more affordable at £456,000, a difference of £744,000, with an SSTC rate of 31.0%. Of the four, Stalham and Catfield currently share the weakest conversion from listing to agreed sale, both sitting at a 0.0% SSTC rate, while Sutton and Barton Turf are converting listings into agreed sales at a noticeably stronger pace.
Stalham sits on the northern edge of the Norfolk Broads, built around its staithe on the River Ant, and has long served as a practical gateway into the Broads network rather than a purely decorative waterside spot. The village centre runs along a modest High Street with everyday shops and services, backed by a Tesco superstore on the edge of the settlement, and boating remains part of its working identity through operators moored along the staithe. It is a village that functions as a genuine place to live year round, with schooling, a weekly rhythm of local trade, and Broads access on the doorstep, rather than one that empties out once the summer boating season ends.
Selling in Stalham at present depends heavily on where a property sits in the price range. At the upper end, where the two current listings sit between £950,000 and £1,450,000, the data shows an average of 387 days on market and no sales agreed, which calls for realistic pricing and patience. Sellers of more typical village homes, the kind reflected in recent Land Registry completions between £115,000 and £383,000, are working with a very different and better established evidence base, and pricing against those genuine completed figures rather than the current top end average is the sounder approach.
Choosing the right agent for a Stalham sale matters more, not less, when the current market shows only two listings and zero agreed sales. In a market this thin at the top end, genuine familiarity with what has actually completed in the village, rather than what is simply being asked, is what separates a realistic valuation from an optimistic one. We approach every Stalham instruction by weighing the current asking evidence against the Land Registry record, so that sellers understand exactly where their property sits before it goes to market.
The Ivybridge Collection maintains an ongoing watch over Stalham as part of our regular coverage of this stretch of the Norfolk Broads, tracking both the current listings and the completed Land Registry sales that give a fuller picture than asking prices alone. With only two properties listed at present, our presence in the village is built on continuity of record keeping over time rather than reacting to any single snapshot.
Our professional advice to anyone selling in Stalham right now depends on where in the range a property sits. At the higher end, between £950,000 and £1,450,000, there is no completed sales evidence to confirm that asking prices in this bracket are finding buyers, and with 387 days the current average time on market and an SSTC rate of 0.0%, realistic pricing and patience are the sounder approach rather than holding to the current average. Sellers of more typically priced village homes should instead anchor expectations to the Land Registry completions of recent months, which range from £115,000 to £383,000, since that is the better established evidence base for this village. Buyers at any price point should factor the 141 day gap versus the Norfolk average into any timeline for completing a purchase.
The figures in this report are drawn from current live listings and Land Registry completed sale prices specific to Stalham, captured as a snapshot on 27 September 2026. The six recent sold prices cited are genuine completed transactions distinct from the two properties currently listed for sale, neither of which has yet progressed to sold subject to contract. County figures are calculated from an average across 341 other areas covered within Norfolk by this tenant’s own data.
If you are weighing up a sale in Stalham, whether at the £1,200,000 level currently being asked for the village’s two listed properties or at the more typical price points reflected in recent Land Registry completions, we would be glad to talk it through. Get in touch with The Ivybridge Collection for a clear, evidence led valuation that reflects what has actually sold in Stalham, not simply what is currently being asked.
For a wider view of this part of Norfolk, market reports are also available covering Sutton, Catfield and Barton Turf, the three areas nearest to Stalham, each with its own average price, SSTC rate and days on market figures. Comparing these alongside Stalham’s current Extreme Buyers’ Market conditions gives a fuller picture of how this corner of the Broads is behaving at present.
