Stokesby’s Norfolk Broads riverside setting supports a market of 64 properties currently listed for sale, with 59 of these still actively marketed and 5 recorded as sold subject to contract. Asking prices span an unusually wide £35,000 to £1,100,000, reflecting a village that mixes modest terraced cottages with substantial detached houses along the River Bure corridor. The average asking price sits at £323,000, some 14.7% below the Norfolk county average of £378,480. With an average of 380 days on market and 12.5 months of inventory at the current sales rate, stock is taking well over a year to clear at present absorption levels, a picture consistent with a market where choice for buyers outstrips the pace of sales.
Snapshot date: 1 August 2026.
Average asking price: £323,000. Price range: £35,000 to £1,100,000.
Properties for sale: 64 total, of which 59 are actively marketed and 5 are sold subject to contract (SSTC).
SSTC rate: 25.0%.
Average days on market: 380 days.
Months of inventory: 12.5 months at the current sales rate.
Property type mix (from 20 comparable listings): Detached houses 65% (13), semi-detached houses 20% (4), terraced houses 10% (2), flats 5% (1).
The clearest trend in Stokesby’s current data is the dominance of detached stock, which accounts for 65% of the 20 comparable listings analysed, against just 10% terraced and 5% flats. This skews the average asking price of £323,000 upward, since detached houses in the current listings range from £425,000 to £800,000. A second trend is the gap between the SSTC rate of 25.0% and the average days on market of 380 days: properties that do agree a sale appear to take considerable time to reach that point, and with 59 of the 64 listed properties still actively marketed, the bulk of stock has yet to attract an accepted offer.
With 12.5 months of inventory sitting on the market and an SSTC rate of 25.0%, Stokesby currently favours buyers rather than sellers. That conversion rate lags the strongest of its neighbouring markets and sits ahead of the weakest, placing Stokesby in a middle position locally. Combined with an average of 380 days on market, the evidence points to a market where sellers need to work harder to convert interest into agreed sales, and where buyers have room to negotiate on price and terms.
Momentum in Stokesby reads as steady rather than sharply shifting in either direction. There is no year on year price growth figure available in this dataset to confirm a trend, so the fairest read of momentum comes from the balance of current stock: 5 of the 64 listed properties have moved to SSTC, a 25.0% rate, while the remaining 59 continue to be actively marketed. Days on market average 380, only 11 days fewer than the Norfolk county average of 391, suggesting the pace of sales here is broadly in line with the wider county rather than notably faster or slower.
Buyers approaching Stokesby currently hold the stronger hand. With 12.5 months of inventory and 59 properties still actively seeking a buyer, there is little pressure to compete aggressively for any single listing. The current comparable listings illustrate the point: Croft Hill at £495,000 has been on the market 214 days, Stokesby’s £695,000 five bedroom detached has run to 187 days, and Mill Road at £550,000 has reached 144 days. Only the £170,000 two bedroom terraced on Market Road, which moved to SSTC after 82 days, and the £800,000 six bedroom detached on Private Road, agreed within 91 days, suggest that well priced or distinctive stock can move faster. For most other properties, buyers can reasonably expect room to negotiate on price given how long they have already sat unsold.
We’ve watched Stokesby’s market carry a lot of stock for a long time, and the reason isn’t a lack of interest in the village, it’s the sheer range of what’s on offer. A £35,000 property and a £1,100,000 property sitting in the same small village tells you this isn’t a uniform market where one price tag fits most homes. Riverside plots along the Bure command a premium that a modest cottage set back from the water simply won’t match, and buyers who come to us wanting a house in Stokesby usually need to narrow that down fast once they see the spread of what’s genuinely available.
Stokesby’s average of 380 days on market initially looks like a market under strain, but set against the Norfolk county average of 391 days, it is actually 11 days faster than the wider county norm. That context matters: this is a slow moving market by absolute standards, but not an anomaly within Norfolk. The variation within Stokesby’s own listings is instructive. Private Road’s £800,000 six bedroom detached has attracted a sale within 91 days, and Market Road’s £170,000 two bedroom terraced reached SSTC in 82 days, both considerably faster than the 380 day average. By contrast, Croft Hill’s £495,000 four bedroom detached has run to 214 days without a buyer. Completed Land Registry sales reinforce this pattern: detached houses on Mill Road have changed hands at £360,000, £460,000 (twice) and £595,000 over the past two years, all of them above the current £323,000 average asking price. This confirms that Stokesby’s detached stock, which makes up 65% of comparable listings, sits at the upper end of the market and is the primary driver of the area’s overall pricing.
Buying in Stokesby means accepting that patience is part of the process, not a failure of the market. With 59 properties actively for sale and an average of 380 days before a listing typically finds a buyer, there’s rarely a need to rush a decision here. That said, the properties that do move quickly tend to be either sharply priced or unusually distinctive, so if a listing looks right and the price feels fair, it’s worth acting before assuming there’s endless time to decide. Given the village sits on the River Bure, buyers should ask early about flood risk assessments and mooring rights where relevant, and factor in that Stokesby is a small rural village with limited services on the doorstep, so a car is generally necessary for daily life.
Our considered view is that Stokesby rewards realistic pricing more than most villages we cover. The 380 day average time on market isn’t a sign that homes here don’t sell, it’s a sign that overpriced homes sit for a very long time before their owners adjust. Sellers who price in line with what’s actually completing, rather than what they hope a riverside setting will command, tend to do better. The wide price range from £35,000 to £1,100,000 also means comparables need to be chosen carefully. Comparing a modest terraced cottage to a substantial riverside detached will mislead a seller far more than it helps them.
Stokesby’s average asking price of £323,000 sits 14.7% below the Norfolk county average of £378,480, which may interest investors looking outside the county’s pricier pockets. However, 12.5 months of inventory and an average of 380 days on market signal a market with limited urgency, meaning any acquisition strategy here should plan for a longer sales or letting timeline than a fast moving market would require. No rental yield or demand data is available for this report, so investors should treat rental returns as an open question requiring separate local enquiry. The property mix, 65% detached houses among comparable listings, points to a market weighted toward family sized homes rather than smaller units suited to high turnover lettings.
Detached houses dominate Stokesby’s comparable listings at 65% (13 of 20), and the current for sale examples show why they set the tone for the area’s pricing: Mill Road’s two bedroom detached is listed at £425,000, its three bedroom equivalent at £550,000, and a five bedroom detached in the village at £695,000, before reaching £800,000 for a six bedroom detached on Private Road. Semi-detached houses make up 20% (4) of the mix, terraced houses 10% (2), and flats just 5% (1), with the sole terraced example currently on the market, a two bedroom on Market Road, priced at £170,000 and already SSTC. This spread explains why the area’s £323,000 average sits well below its highest priced detached listings, since a handful of large riverside detached houses pull the top of the range up significantly.
As of this report, 64 properties are listed for sale in Stokesby, 59 of them still actively marketed. The current comparable sample includes a £495,000 four bedroom detached on Croft Hill, on the market for 214 days, and a £425,000 two bedroom detached on Mill Road, at 119 days. A three bedroom detached, also on Mill Road, is priced at £550,000 after 144 days, while a five bedroom detached elsewhere in the village is listed at £695,000, 187 days on. At the top of the range, a six bedroom detached on Private Road is priced at £800,000 and has reached SSTC after 91 days. The one terraced property in the sample, a two bedroom on Market Road at £170,000, has also moved to SSTC, after 82 days.
Land Registry records confirm six completed sales in Stokesby over the past two years. Riverside House on Mill Road sold for £595,000 on 21 May 2024, the highest of the recent completions, followed by The Cottage on Mill Road at £460,000 on 26 July 2024 and Chimneys, also on Mill Road, at £460,000 on 23 January 2025. Field View on Mill Road completed at £360,000 on 30 June 2025. On the lower end, 2 Paved Yard, a terraced property, sold for £244,250 on 27 May 2025, and 6 Croft Hill, a semi-detached, completed at £235,000 on 26 March 2024. These completed prices, four of the six on Mill Road, sit both above and below the current £323,000 average asking price, underlining how much detached riverside stock shapes the top end of Stokesby’s market.
Stokesby’s average asking price of £323,000 is 14.7% below the Norfolk county average of £378,480, a difference of £55,480. On days on market, the village performs slightly better than the county as a whole, averaging 380 days against Norfolk’s own average of 391 days, 11 days faster. Taken together, Stokesby offers lower average prices than the county overall, without the longer selling timelines that might otherwise be expected to accompany a discount of that size.
Among its closest neighbours, Stokesby’s £323,000 average price is the highest of the four. Acle averages £254,500, £68,500 below Stokesby, and posts a stronger SSTC rate of 38.0%. Fleggburgh is far closer in price, at £321,500, just £1,500 below Stokesby, with an SSTC rate of 20.0%. Filby sits at £307,000, £16,000 below Stokesby, also with a 20.0% SSTC rate. Stokesby’s own SSTC rate of 25.0% therefore falls between Acle’s stronger conversion and the more measured pace seen in Fleggburgh and Filby.
Stokesby sits on the River Bure at the edge of the Norfolk Broads, a small village best known locally for its riverside moorings and the Ferry Inn, a long standing pub that draws boating traffic off the water as much as it does villagers on foot. It’s the kind of place where the pace of life follows the river rather than a high street, since there isn’t one to speak of. Housing ranges from characterful older cottages tucked away from the water to substantial detached houses that back directly onto moorings, and that contrast in property type is exactly what shows up in the village’s wide asking price range. Getting around without a car is genuinely difficult, and most residents commute toward Acle, Great Yarmouth or Norwich for shopping and schooling, but for anyone drawn to boating, birdwatching on the surrounding marshes, or simply a quiet riverside setting, Stokesby has a distinct pull that denser villages nearby don’t offer.
Selling in Stokesby means competing against 64 other listings in a village with only a handful of transactions completing at any one time, so presentation and pricing both matter more than they might in a faster moving market. The 380 day average time on market is a genuine planning consideration, not a worst case scenario, and sellers should budget for a longer marketing period than they might expect elsewhere in Norfolk. Riverside position, mooring access and outlook make a measurable difference to buyer interest here, and photography and marketing that captures those features properly tends to matter more in Stokesby than in villages without the Broads on their doorstep.
Choosing the right agent in Stokesby means choosing someone who treats the village’s price range as a feature to explain, not a complication to gloss over. We work through Stokesby’s comparables property by property, comparing Mill Road’s detached houses against each other rather than against a terraced cottage that has nothing in common with them, because that’s the only way to arrive at an asking price that a buyer will actually pay. Our familiarity with the recent completed sales on Mill Road and Croft Hill means we can talk to sellers about realistic outcomes, not just aspirational asking prices.
The Ivybridge Collection maintains an active working knowledge of Stokesby’s market, tracking its listings, its Land Registry completions and its comparison against Acle, Fleggburgh and Filby as part of our wider coverage of this stretch of the Norfolk Broads. As The Ivybridge Collection, we don’t treat Stokesby as an afterthought within a larger county patch, we look at its own price range, its own days on market, and its own comparable sales on their own terms before advising any buyer or seller here.
Our professional advice for anyone buying or selling in Stokesby starts with the village’s wide price range: £35,000 to £1,100,000 is too broad a spread to rely on a single average figure when setting or assessing an asking price, so insist on comparables that match the specific property type and location within the village. For riverside or Mill Road properties specifically, commission a proper flood risk assessment and check mooring rights and maintenance obligations before exchange, since these materially affect both value and insurability. Given the average of 380 days on market, sellers should set expectations around timeline honestly from the outset, and buyers should factor in enough time to secure a mortgage offer that remains valid through what can be a longer than average conveyancing period in this market.
This report reflects Stokesby’s market as recorded on 1 August 2026, drawing on current listings data, Land Registry completed sale prices, and comparative figures for Norfolk and the neighbouring areas of Acle, Fleggburgh and Filby. Figures such as average days on market, months of inventory and SSTC rates are calculated from the live listings referenced throughout this report, while sold prices are taken directly from Land Registry completions. It is intended to give an accurate, evidence based picture of Stokesby at this point in time rather than a static long term forecast.
If you’re weighing up a move in Stokesby, whether buying into its riverside setting or working out what a property here is genuinely worth to sell, we’re happy to talk it through. Request a Private Property Brief and we’ll put together a straightforward, evidence based view of your situation using the same comparable and Land Registry data referenced in this report, with no obligation attached.
For a wider view of this corner of Norfolk, market reports are also available for Acle, Fleggburgh and Filby, the three areas closest to Stokesby and referenced throughout this report’s comparisons. Each covers its own average price, SSTC rate and days on market in the same detail as this report, useful context for anyone considering Stokesby alongside its immediate neighbours.
