Stockton’s property market is currently defined by scarcity rather than volume. At the time of this snapshot there is just one property for sale in the village, and a second has already gone sold subject to contract, giving an SSTC rate of +100.0%. The average price across these two homes stands at £950,000, with the single active listing and the one under offer both sitting at that same figure, so the stated price range of £950,000 to £950,000 reflects an unusually narrow market rather than a typical spread.
Average time on market currently runs at 129 days, notably quicker than the wider county pattern, and the overall conditions are classified as an Extreme Sellers’ Market. With only one home actually available to buy, anyone hoping to purchase in Stockton this month has very little to choose from.
Current Market Status
Properties for sale: 1
Sold subject to contract (SSTC): 1
SSTC rate: +100.0%
Average days on market: 129
Market temperature: Extreme Sellers’ Market
Price Summary
Average price: £950,000
Price range: £950,000 to £950,000
Norfolk County Comparison
Norfolk average price: £858,648
Norfolk average days on market: 246
Price difference versus county average: +£91,352 (10.6% higher)
Days on market difference versus county average: 117 days fewer
The standout trend in Stockton this snapshot is the sheer lack of available stock. With only one property currently listed and a second already sold subject to contract, the SSTC rate of +100.0% is as strong a demand signal as this dataset can produce, though it is worth reading alongside the fact that it is drawn from just two properties rather than a larger sample.
On pricing, the average of £950,000 sits 10.6% above the Norfolk county average of £858,648, a gap of £91,352, confirming Stockton’s position towards the upper end of the county’s price spectrum. Days on market of 129 is also meaningfully quicker than the Norfolk average of 246 days, a difference of 117 days, suggesting that when a property of this calibre does come to market in Stockton, it does not tend to sit for long.
Stockton currently sits firmly in sellers’ territory, classified as an Extreme Sellers’ Market. With just one active listing against one sale already agreed, there is effectively no surplus stock for a buyer to negotiate against, which is about as strong a position as a seller can occupy. By contrast, Gillingham and Geldeston both show a milder SSTC rate of +20.0%, indicating steadier but less pressured conditions in those neighbouring villages.
For Stockton itself, the practical reality is that a buyer-seller balance cannot really be assessed in the conventional sense when there is only one home on the market. What can be said with confidence is that demand, measured by the SSTC rate and the 129 day average marketing period, currently outstrips the available supply.
Momentum in Stockton reads as tight and fast moving rather than gradual. An average of 129 days on market is 117 days quicker than the Norfolk county average of 246, and with the sole available property having already been joined by a second sale agreed, the pace at which stock is clearing is evidently brisk for this price bracket.
It should be said plainly that this reading is based on a very small sample, just one active listing and one SSTC property, so a single additional listing or a sale falling through would shift these figures considerably. The direction of travel, however, is unambiguous: demand for what little is available is outpacing supply.
With only one property currently available and no competing stock to benchmark against, a buyer interested in Stockton holds very little negotiating leverage at present. The seller of the sole active listing is operating in an Extreme Sellers’ Market, and the 129 day average time to secure a sale, well ahead of the Norfolk average of 246 days, gives little reason to expect a prolonged negotiation or a significant reduction from asking price.
For a seller, this is a favourable moment to hold a firm asking price, particularly given the comparable £961,250 average currently showing in neighbouring Ellingham, which sits only £11,250 above Stockton’s own average.
Working this corner of the Waveney Valley, we see Stockton behave quite differently from its immediate neighbours despite the shared rural setting. Where villages such as Gillingham and Geldeston see a steady trickle of more modestly priced homes come and go, Stockton’s market this snapshot consists of a single property, priced at £950,000, with one further sale already agreed at the same level. That is a market defined by its rarity rather than its volume.
Our experience of this particular price bracket in the area is that homes of this calibre, often larger period or individually built properties set within generous grounds, do not come up often, and when they do, buyer interest tends to move quickly given the limited competing choice locally.
Stockton’s average price of £950,000 is 10.6% above the Norfolk county average of £858,648, a difference of £91,352. That premium, combined with an average marketing period of 129 days against the county’s 246 day average, a gap of 117 days, points to a small but efficient market where demand at this price point is well matched to the limited supply available.
The price range of £950,000 to £950,000 reflects the fact that the figures are built from just one active listing and one sold subject to contract property, both apparently at or close to the same value. This is not a broad market in the statistical sense, and the averages here should be read as a snapshot of a very specific, high value segment of Stockton’s housing stock rather than a representative cross section of the village as a whole.
Buying in Stockton at present means accepting that choice is extremely limited: there is one property for sale in the entire village at the time of writing. Anyone serious about purchasing here needs to be in a position to move decisively, with finances arranged and a clear view of what they want, because the Extreme Sellers’ Market classification and the 129 day average time to sale suggest this is not a market that rewards hesitation.
It is also worth widening the search to Stockton’s immediate neighbours. Ellingham, for instance, currently averages £961,250, only £11,250 above Stockton, and may offer a comparable property profile with potentially more choice depending on what else is listed there at the time of enquiry.
Our considered view is that Stockton, in this snapshot, is less a village market than a single transaction in progress, with one home for sale and one already agreed. That is not unusual for a small village of this type, where higher value properties come to market infrequently and buyer demand, once such a property appears, tends to be swift and decisive.
We would caution against reading too much into the averages here as a long term pricing signal for Stockton specifically. They are accurate for this moment, but with so few data points, the picture can shift quickly as soon as the next property is listed.
An investor looking at Stockton today is looking at a very thin market: one property currently for sale and one sold subject to contract, both around the £950,000 average. The SSTC rate of +100.0% and an average marketing period of 129 days, 117 days faster than the Norfolk county average of 246, point to strong underlying demand for whatever does come up at this price level, though the stock itself is simply not there in volume.
This is not a market suited to building a portfolio through local volume. It is better understood as an occasional opportunity market, where the rare high value property that does list tends to attract serious interest and sell relatively quickly by county standards.
With only one property currently for sale and one sold subject to contract, there is not a sufficient sample in this snapshot to break Stockton’s pricing down meaningfully by property type. What can be said is that both of the properties behind the current £950,000 average sit at a price point consistent with larger detached or individually specified homes rather than the smaller terraced or semi-detached stock more typical of nearby Gillingham, where the average sits at £364,500, or Geldeston, averaging £290,000.
This contrast in itself is informative: Stockton’s current listings sit at a materially different tier of the market to its closest neighbours, which is reflected in the scale of the price differences, £585,500 against Gillingham and £660,000 against Geldeston.
At the time of this snapshot, Stockton has exactly one property actively for sale, priced at £950,000, alongside a second property that has already gone sold subject to contract at a comparable level. This gives the village an SSTC rate of +100.0% and an average days on market figure of 129, both strong indicators of demand relative to the very limited supply.
For anyone tracking the village closely, this single active listing represents effectively the entire current opportunity to buy in Stockton, making it a market where new instructions are likely to attract immediate attention.
We do not have Land Registry completed sale price data available for Stockton in this snapshot. The £950,000 average price and the £950,000 to £950,000 range referenced elsewhere in this report describe the current for sale and sold subject to contract listings, which have not yet completed and should not be read as finalised sale prices.
Once a Land Registry record becomes available for a completed transaction in Stockton, we will reflect that figure here rather than relying on asking or agreed prices alone.
Stockton’s average price of £950,000 sits above the Norfolk county average of £858,648 by £91,352, a difference of 10.6%. This places the village meaningfully above the typical county price level, consistent with the higher value property profile currently represented in its small sample of listings.
On timing, Stockton also compares favourably, with an average of 129 days on market against the Norfolk average of 246 days, a difference of 117 days. Properties here, at least in this snapshot, are moving through to a sale notably faster than the county as a whole.
Set against its closest neighbours, Stockton’s average price of £950,000 is considerably higher than both Gillingham, which averages £364,500, a difference of £585,500, and Geldeston, averaging £290,000, a difference of £660,000. Both of those villages also show a steadier SSTC rate of +20.0%, suggesting a broader, more typical flow of transactions rather than Stockton’s current single property market.
The closest comparison by price is Ellingham, averaging £961,250, just £11,250 above Stockton, though Ellingham’s SSTC rate currently stands at 0.0%, in contrast to Stockton’s +100.0%, pointing to a notably different pace of activity between the two villages despite their similar price tier.
Stockton is a small rural village in the Waveney Valley corner of south Norfolk, part of a loose cluster of villages and hamlets, including Ellingham and Gillingham, that share a gently rolling, agricultural landscape and a slower pace of life than Norfolk’s larger market towns. It is the kind of place where the housing stock tends towards individual, larger properties rather than estate development, which goes some way to explaining why its current average price sits well above many of its immediate neighbours.
There is little in the way of large scale amenity provision in the village itself, with residents typically relying on neighbouring Bungay or Loddon for everyday shopping, schooling and services, while the surrounding countryside and the Waveney itself provide the real draw for those choosing to settle here.
Selling a home in Stockton right now is, on paper, about as favourable as conditions get, with an Extreme Sellers’ Market classification, an SSTC rate of +100.0% and an average marketing period of just 129 days. With only one competing property currently on the market, a seller has very little local competition to contend with.
That said, pricing still needs care. With so few comparable transactions to draw on in the village itself, we would always recommend looking at genuinely similar properties in neighbouring villages, such as the £961,250 average currently seen in Ellingham, to arrive at a figure that reflects the true character and specification of the individual home rather than relying on the village average alone.
Selling or buying in a village market like Stockton, where the entire current stock amounts to a single listing and one agreed sale, calls for an agent who genuinely understands the comparable properties across the wider Waveney Valley, not just the handful of transactions within the parish boundary itself. We track Gillingham, Geldeston and Ellingham alongside Stockton because buyers searching this corner of Norfolk often widen their search across the group, even though each village currently sits at a noticeably different price tier.
Our role in a market this thin is less about generating interest, which the Extreme Sellers’ Market conditions already provide, and more about ensuring a seller prices correctly against genuinely comparable homes and that a buyer understands exactly what they are competing for.
The Ivybridge Collection maintains an active watch over this stretch of the Waveney Valley, including Stockton and its immediate neighbours, tracking listings, agreed sales and pricing movements as they happen rather than relying on periodic snapshots alone. Given how little stock Stockton typically carries, this ongoing local presence matters more here than in larger, higher volume markets.
We are used to fielding enquiries about Stockton from buyers who have widened their search from Bungay, Loddon or the wider Waveney villages, and we are glad to talk through what is currently available, however limited, and what might be coming to market.
Our professional advice for anyone active in the Stockton market is to treat the current £950,000 average with real caution as a planning figure, given that it is built from just two properties, one for sale and one sold subject to contract. It is an accurate reflection of this specific snapshot, not a stable long run benchmark for the village.
Sellers should commission an independent, up to date valuation that reflects the individual property’s condition, plot and specification rather than assuming the village average applies directly. Buyers, meanwhile, should be prepared to act quickly once a suitable property appears, given the 129 day average time to sale and the strong demand signal in the current SSTC rate, while also keeping a close eye on comparable listings in Gillingham, Geldeston and Ellingham in case a better fitting property emerges there first.
This report reflects the position for Stockton as at 27 September 2026, drawing on one currently listed property and one sold subject to contract property, together with the wider Norfolk county averages calculated across 341 other areas in this tenant’s own coverage. Given the very small number of properties involved for Stockton specifically, the figures here should be read as an accurate but narrow snapshot rather than a long term trend indicator.
If you are considering a move in Stockton, whether you are weighing up the single property currently available or thinking about bringing your own home to a market running at a +100.0% SSTC rate, we would be glad to talk it through. Given how little actually comes up for sale in this village, an early conversation about valuation or strategy tends to be worth far more here than in a busier market.
For a fuller picture of this part of the Waveney Valley, it is worth reviewing the market reports for Stockton’s nearest neighbouring areas, Gillingham, Geldeston and Ellingham, each of which currently shows a different balance of price and SSTC activity to Stockton’s own tightly supplied market. Comparing the four side by side gives a clearer sense of where genuine opportunity, or genuine competition, currently sits across the group.
