The current snapshot for Stoke Holy Cross, taken on 1 August 2026, shows 397 properties listed across the village, of which 388 remain actively for sale and 9 are recorded as sold subject to contract. The area’s SSTC rate stands at +45.0%. Average asking price sits at £331,000, with individual listings ranging from £160,000 up to £825,000, reflecting the mix of starter homes and larger detached properties found here. Average days on market currently stands at 277 days, and months of inventory at the current sales rate works out to 9.1 months. Together these figures describe a market with a substantial volume of active stock relative to the pace at which homes are changing hands, a pattern buyers and sellers in Stoke Holy Cross should factor into their planning.
Snapshot date: 1 August 2026.
Average price: £331,000.
Price range: £160,000 to £825,000.
Properties for sale: 397, of which 388 are actively marketed and 9 are sold subject to contract.
SSTC rate: +45.0%.
Average days on market: 277 days.
Months of inventory: 9.1 months at the current sales rate.
Property type mix (from 20 comparable listings): Semi-Detached House 50% (10), Detached House 30% (6), Terraced House 10% (2), Flat 10% (2).
With 388 of the area’s 397 listings still actively seeking a buyer and only 9 marked sold subject to contract, the volume of choice on offer in Stoke Holy Cross is considerable. An average of 277 days on market indicates that most transactions here take the best part of a year to reach agreement, well beyond a quick sale. Months of inventory at 9.1 further confirms that supply is running ahead of the current pace of sales. The SSTC rate of +45.0% sits between the rates recorded in neighbouring Framingham Earl and Caistor St Edmund, placing Stoke Holy Cross firmly in the middle of the local pack rather than at either extreme. The £160,000 to £825,000 price range also points to a village accommodating a genuinely wide span of buyer budgets rather than a single dominant price bracket.
Taken together, the figures point to conditions that favour buyers more than sellers at present. Active stock of 388 properties, set against just 9 recorded as sold subject to contract, means the great majority of homes on the market are still waiting for an offer. Months of inventory of 9.1 is a meaningful stretch of unsold stock, and an average of 277 days on market confirms that patience is required on both sides of a transaction. This is not a market where sellers can expect rapid interest or multiple competing offers as a matter of course. Buyers exploring Stoke Holy Cross currently have a wide field of £160,000 to £825,000 properties to consider, which strengthens their negotiating hand relative to a market with tighter supply.
Momentum in Stoke Holy Cross currently reads as measured rather than brisk. An SSTC rate of +45.0% shows that agreed sales are happening, but the 277 day average time on market and 9.1 months of inventory both signal a market working through its stock gradually rather than clearing it quickly. This sits below the pace implied by Poringland’s +60.0% SSTC rate and Caistor St Edmund’s +53.0%, though it remains ahead of Framingham Earl’s +30.0%. Nothing in the current figures points to a sudden acceleration or a stalling market, this is a steady, if unhurried, pattern of activity across the village’s 397 listings.
Buyers approaching Stoke Holy Cross are in a reasonably strong position to negotiate. With 388 properties still actively for sale against only 9 recorded as sold subject to contract, and an average of 277 days needed to reach that point, sellers who have been on the market for some time are often open to a considered offer below asking price. Months of inventory of 9.1 reinforces that supply currently outpaces demand, giving buyers room to negotiate on price, completion timescales, or included fittings. Sellers, in turn, should expect that pricing a property accurately from the outset, rather than testing the market at a higher figure, is likely to shorten the path to an agreed sale in a market moving at this pace.
Our team spends a good deal of time walking the lanes around Stoke Holy Cross with buyers and sellers alike, and what strikes us most is the sheer variety of housing stock within a single village postcode. Within a short drive you can view a modest terraced cottage, a mid sized semi close to £250,000, and a substantial detached house well north of £700,000. That breadth means no two valuations here follow quite the same script. We have learned that pricing strategy in this village needs to be led by the specific comparable, not a village wide average, because the gap between the top and bottom of the £160,000 to £825,000 range is simply too wide for a one size approach to work.
Digging beneath the headline average of £331,000, the spread of activity in Stoke Holy Cross tells a more layered story. Recent comparable listings range from a £240,000 three bedroom semi on Theobald Road to an £825,000 six bedroom detached house on Caistor Lane, illustrating just how much the area’s £160,000 to £825,000 price range is being used in practice rather than sitting as a theoretical outer limit. The property type mix from the current sample of 20 comparable listings, 50% semi-detached, 30% detached, 10% terraced and 10% flat, shows semi-detached stock dominating supply, while detached houses account for a disproportionate share of the highest value listings. With 9.1 months of inventory and an average of 277 days on market, the pace of absorption across this mix remains gradual rather than rapid.
Buying in Stoke Holy Cross currently means accepting that the process will likely take time. With 397 properties listed and an average of 277 days on market, few transactions here move quickly, and buyers who budget for a longer search and negotiation window tend to fare better than those expecting a fast turnaround. The current comparable listings give a real sense of what is available: a three bedroom semi-detached house on Arminghall Lane at £425,000, a four bedroom detached house on Norwich Road at £800,000, and smaller semi-detached options around £240,000 to £250,000 on Theobald Road and Coleburn Road. With 9.1 months of inventory on the books, buyers have genuine choice across this range and are rarely forced into a rushed decision on a single property.
We see Stoke Holy Cross as a village where the housing market rewards a considered, well researched approach rather than a rushed one. The 9.1 months of inventory and 277 day average time on market are not signs of a place losing appeal, they simply reflect a village with a genuinely broad stock of property, from £160,000 terraced homes to £825,000 detached houses, that takes longer to match buyers with the right home. Anyone weighing up a move here should treat the current figures as an invitation to negotiate thoughtfully and view widely, rather than a reason for concern about the village itself.
For an investor, Stoke Holy Cross currently presents an average property price of £331,000 across a wide £160,000 to £825,000 range, with 397 properties on the market and 9.1 months of inventory at the current sales rate. The SSTC rate of +45.0% suggests steady rather than rapid absorption of stock, and an average of 277 days on market means holding periods before a sale completes should be factored into any acquisition plan. Rental demand data is not yet available for this area, and we would recommend requesting current figures directly before finalising any investment decision here.
Property type has a clear bearing on price in Stoke Holy Cross. Of the 20 comparable listings analysed, semi-detached houses make up the largest share at 50% (10 properties), followed by detached houses at 30% (6), with terraced houses and flats each accounting for 10% (2 properties). This mix is visible in the current listings themselves: semi-detached houses such as those on Theobald Road (£240,000) and Coleburn Road (£250,000) sit toward the lower end of the £160,000 to £825,000 range, while detached houses on Norwich Road (£800,000) and Caistor Lane (£525,000 and £825,000) occupy the upper end. With detached stock representing under a third of the sample by volume but a much larger share of the highest values, buyers and sellers should expect property type to be one of the strongest single drivers of price within the village.
Stoke Holy Cross currently has 397 properties listed, of which 388 are actively for sale and 9 are sold subject to contract. Among the current comparable listings, buyers can see a 3 bedroom detached house on Caistor Lane, Caistor St. Edmund at £525,000, already sold subject to contract after 12 days on the market, alongside a 4 bedroom detached house on Norwich Road at £800,000 still actively for sale after 81 days. A 6 bedroom detached house, also on Caistor Lane, is listed at £825,000 and has reached sold subject to contract status after 81 days. On the more affordable end, a 3 bedroom semi-detached house on Arminghall Lane is available at £425,000 after 36 days, while Theobald Road (£240,000, sold subject to contract after 61 days) and Coleburn Road (£250,000, still for sale after 86 days) represent the lower price bracket currently on offer.
Land Registry records show a number of completed sales in Stoke Holy Cross over recent months. 25 Broomefield Road, a semi-detached house, sold for £375,000 on 20 May 2026. 1 Chet Close, a detached house, sold for £465,000 on 6 May 2026. 5 Brickle Road, also detached, sold for £485,000 on 8 April 2026. 10 Mill Green, detached, sold for £335,000 on 9 January 2026, and 2 Gravel Hill, detached, sold for £300,000 on 5 January 2026. At the more affordable end of the market, 72 Broomefield Road, a terraced house, sold for £159,250 on 17 December 2025. These are completed transactions rather than current asking prices, and together they show detached houses commanding the higher completed figures within the village during this period.
Set against the wider Norfolk county average, Stoke Holy Cross currently prices lower and moves faster. The Norfolk average price across the 340 other areas in this dataset stands at £378,457, meaning Stoke Holy Cross’s £331,000 average sits £47,457 below the county figure, a difference of 12.5%. On timing, Norfolk properties take an average of 391 days to sell, compared with 277 days in Stoke Holy Cross, a gap of 114 fewer days here. This combination, a lower average price and a shorter average time on market than the county as a whole, marks Stoke Holy Cross out as comparatively accessible and comparatively quicker moving within Norfolk’s broader property landscape.
Against its immediate neighbours, Stoke Holy Cross sits at the lower end of the price scale. Caistor St Edmund carries an average price of £357,000, £26,000 above Stoke Holy Cross, with a higher SSTC rate of +53.0%. Poringland is priced considerably higher still at £447,000, a difference of £116,000, and records the strongest SSTC rate of the group at +60.0%. Framingham Earl averages £436,500, £105,500 above Stoke Holy Cross, but with a lower SSTC rate of +30.0%, the weakest of the four areas compared here. Stoke Holy Cross’s own +45.0% SSTC rate places it between Framingham Earl and its two higher priced neighbours, offering relatively accessible pricing without the slowest pace of agreed sales in the group.
Stoke Holy Cross remains a genuinely village scale place within easy reach of Norwich, and the street names behind its recent sales tell you something about its layout: Broomefield Road, Chet Close, Mill Green and Gravel Hill are all quiet, established residential turnings rather than new build estates. The current mix of stock, roughly half semi-detached houses alongside a solid share of detached properties, a scattering of terraces and the occasional flat, reflects a village that has grown in stages rather than all at once. It suits a broad range of households, from those looking at a £159,250 terraced starter home to buyers considering a detached house well above £400,000, and that range of housing is part of what keeps the village’s population varied rather than uniform.
Selling in Stoke Holy Cross currently means preparing for a longer marketing period than a headline grabbing sale. With 9.1 months of inventory and an average of 277 days on market across the village’s 397 listings, sellers should set realistic expectations from the outset rather than assume a quick offer. Pricing in line with recent Land Registry completions, such as the £375,000 achieved on Broomefield Road or the £465,000 on Chet Close, gives a more reliable starting point than asking prices alone. Properties that reflect current comparable evidence tend to move through to the 9 currently sold subject to contract more comfortably than those priced ahead of what the local market has recently supported.
Choosing the right agent in a village with 397 competing listings and a 277 day average time on market matters more than it might in a faster moving area. The Ivybridge Collection’s familiarity with Stoke Holy Cross’s specific streets, from Broomefield Road to Mill Green, and its recent completed sales evidence, means valuations here are grounded in what has actually sold locally rather than generic estimates. In a village offering everything from £159,250 terraces to £825,000 detached houses, that local calibration is what helps a seller price correctly the first time rather than adjusting downward after months of limited interest.
The Ivybridge Collection tracks Stoke Holy Cross as part of its regular Norfolk coverage, drawing on both current listings and completed Land Registry sales such as those on Broomefield Road, Chet Close and Mill Green to keep valuations grounded in real village evidence. Our familiarity with the village’s specific streets and its current 397 listings means we can speak to exactly where a given property sits within the £160,000 to £825,000 range, rather than offering a generic village wide estimate.
Our professional advice for anyone active in the Stoke Holy Cross market at present is to treat the 277 day average time on market and 9.1 months of inventory as the baseline for planning, not an anomaly to wait out. Sellers should price against recent Land Registry completions, such as the £335,000 achieved at Mill Green or £300,000 at Gravel Hill, rather than against aspirational asking prices elsewhere in the £160,000 to £825,000 range. Buyers should use the current 388 actively marketed properties to compare genuinely like for like stock before committing, and both parties should factor the area’s +45.0% SSTC rate into realistic timelines for exchange and completion. Where a transaction involves a property significantly outside recent completed prices, we would recommend an independent valuation before proceeding.
This report reflects Stoke Holy Cross as recorded on 1 August 2026, drawing on current listing data for the village’s 397 properties, Land Registry completed sale prices, and comparative figures for neighbouring areas and the Norfolk county average. Figures such as average days on market, months of inventory and SSTC rate are calculated from the live market snapshot at that date, while sold prices are sourced from official Land Registry completions rather than asking or agreed prices. The report is refreshed periodically to reflect changes in listings and newly registered completions.
If you are weighing up a move in Stoke Holy Cross, whether buying into its £160,000 to £825,000 range or preparing to sell, we would welcome the chance to talk through what the current 397 listings and recent completed sales mean for your specific property. Get in touch with our team for a straightforward, evidence based valuation before you decide on a price or an offer.
For a wider picture of the local market, our report on Framingham Earl covers a neighbouring village currently averaging £436,500 with a +30.0% SSTC rate, while separate reports examine Caistor St Edmund and Poringland in detail, both priced above Stoke Holy Cross and moving at a faster SSTC pace. Reading these alongside this report gives a fuller sense of how Stoke Holy Cross’s £331,000 average and 277 day average time on market sit within its immediate area.
