Terrington St Clement’s current market snapshot, taken on 1 August 2026, shows an average asking price of £316,000 across a village with 41 properties listed for sale. Of these, 3 are sold subject to contract, leaving 38 still actively marketed. Asking prices span a wide range, from £160,000 for a three-bed terraced house on Manor Terrace up to £675,000 for a substantial five-bedroom Victorian detached home, illustrating the village’s mix of modest and substantial housing stock. The average time a property spends on the market here is 338 days, and at the current pace of sales the village holds 11.1 months of inventory, both figures that point to a market where patience, rather than urgency, defines the buying and selling experience.
Terrington St Clement, Norfolk, snapshot dated 1 August 2026
Property type mix across a sample of 20 comparable listings: detached houses 80% (16 properties), terraced houses 10% (2 properties), semi-detached houses 10% (2 properties).
The clearest trend in Terrington St Clement’s current data is the length of time properties remain on the market, averaging 338 days. That is a slower pace than many buyers might expect for a Norfolk village, though it sits 53 days below the wider Norfolk county average of 391 days, so this is not a uniquely sluggish corner of the county. The SSTC rate of +15.0% matches the rate recorded in nearby West Winch, and outpaces both Castle Rising (+9.0%) and King’s Lynn (0.0%), suggesting the village retains a reasonable, if unspectacular, level of buyer commitment. With 11.1 months of inventory sitting on the market against only 3 properties currently under offer, supply is running well ahead of the rate at which homes are changing hands, and the £160,000 to £675,000 price spread shows a village housing stock varied enough to appeal to a wide range of budgets, without any single price band dominating demand.
With 11.1 months of inventory and an average marketing period of 338 days, Terrington St Clement currently sits on the buyers’ side of the ledger. Only 3 of the 41 properties listed are sold subject to contract, meaning the overwhelming majority, 38 homes, remain actively available and open to negotiation. This is not a market where sellers can expect competitive bidding or rapid offers. It is one where buyers who do their homework on comparable sold prices, such as the £234,500 achieved on Sutton Road or the £482,000 achieved on Popes Lane, hold a genuine advantage when it comes to shaping the terms of a deal.
Momentum in Terrington St Clement currently reads as steady rather than accelerating or sharply cooling. The SSTC rate of +15.0% is identical to that recorded in West Winch, and comfortably ahead of Castle Rising’s +9.0% and King’s Lynn’s flat 0.0%, indicating the village is converting viewings into agreed sales at a rate consistent with, or slightly better than, its immediate neighbours. At the same time, an average of 338 days on market and 11.1 months of inventory confirm that this activity is unfolding at an unhurried pace, with no evidence in the current figures of a sudden shift in either direction.
Buyers approaching Terrington St Clement currently hold a reasonably strong hand. An inventory level of 11.1 months, together with an average marketing period of 338 days, means sellers are competing against a large pool of alternatives, 38 properties actively for sale beyond the 3 already under offer. That said, the +15.0% SSTC rate shows that realistically priced homes do find buyers, so this is not a market where offers can be pitched arbitrarily low. Properties that have lingered longest, such as the £160,000 terraced house on Manor Terrace at 261 days on market, may offer more room for negotiation than recently listed stock like the Caves Close semi-detached home at 17 days.
Working properties in and around Terrington St Clement, The Ivybridge Collection has learned that this village rewards agents and buyers alike who look past the headline average price to the detail of each street. Manor Terrace, for instance, has two similar three-bedroom terraced houses currently listed at £160,000 and £170,000, yet one has sat unsold for 261 days and the other for 110, a gap that speaks to condition, presentation and pricing precision far more than location. Our approach here is to treat each listing on its individual merits within a village where detached houses account for 80% of the comparable market and where a genuinely well-presented, correctly priced home still moves noticeably faster than the 338-day average.
A closer look at Terrington St Clement’s Land Registry completions alongside its current asking prices reveals a market with real breadth. Recent completed sales range from £234,500 for a detached house on Sutton Road up to £482,000 for a detached property on Popes Lane, with Bullock Road (£252,000, semi-detached) and Rhoon Road (£240,000, semi-detached) both completing in the lower to mid £200,000s, and a second Sutton Road detached sale reaching £350,000. Set against current asking prices stretching from £160,000 to £675,000 and an average of £316,000, this suggests the village’s completed transactions have generally clustered below the current average asking figure, a pattern consistent with a market carrying 11.1 months of inventory, where sellers at the upper end of the range may need to hold longer or adjust expectations to achieve a sale within the area’s typical 338-day marketing window.
Buying in Terrington St Clement means budgeting time as much as money. With an average of 338 days on market and 11.1 months of inventory, buyers are not competing in a rush, and there is genuine value in taking the time to compare properties like the two Manor Terrace terraced houses currently priced at £160,000 and £170,000, or the detached stock that makes up 80% of the comparable listings. It is worth grounding any offer in recent completed sales rather than asking prices alone, since Land Registry figures for the village, ranging from £234,500 on Sutton Road to £482,000 on Popes Lane, show what buyers have actually paid rather than what sellers hope to achieve. A mortgage survey and local searches remain essential given the village’s rural fenland setting, and buyers should factor in that properties which have been listed for many months, rather than weeks, often carry more flexibility on price.
Our considered view of Terrington St Clement is that it remains a village where value can be found by buyers willing to look carefully rather than move quickly. An 11.1 month inventory level and a 338 day average marketing period are not signs of a market in distress, but of one where supply has simply outpaced the current rate of demand, a pattern shared with much of the wider Norfolk market, where the county average marketing period runs even longer at 391 days. Sellers who price in line with completed sales such as those on Sutton Road and Bullock Road, rather than aspirational comparisons to the village’s £675,000 ceiling, tend to align themselves with where genuine buyer interest currently sits.
For an investor, Terrington St Clement currently presents an average asking price of £316,000 against a price range of £160,000 to £675,000, giving scope for entry at different budget levels, most notably the terraced houses on Manor Terrace priced at £160,000 and £170,000. The SSTC rate of +15.0% and 11.1 months of inventory indicate a market with steady but unhurried turnover, meaning any acquisition strategy here should plan for a holding and marketing period in line with the village’s average of 338 days on market rather than a quick turnaround. Rental yield and demand data specific to this village are not yet available within this report, and investors are encouraged to contact The Ivybridge Collection directly for further local intelligence.
Detached houses dominate Terrington St Clement’s comparable listings, accounting for 80% (16 of 20) of the sample analysed, with terraced and semi-detached houses each making up 10% (2 properties apiece). This detached-heavy mix is reflected at the top of the market, where the £625,000 four-bedroom detached house on Cobbs Hill and the £675,000 five-bedroom Victorian detached home both sit well above the village’s £316,000 average. At the other end, the two terraced houses on Manor Terrace, priced at £160,000 and £170,000, and the £260,000 semi-detached house on Caves Close, show that smaller, non-detached properties remain the more accessible entry point into the village, even though they represent a smaller share of the overall stock.
Of the 41 properties currently listed in Terrington St Clement, 38 remain actively for sale and 3 are sold subject to contract. Current listings span a wide spectrum, from the £160,000 three-bedroom terraced house on Manor Terrace, on the market for 261 days, to the £675,000 five-bedroom Victorian detached home, listed for 39 days. Recently agreed stock includes a £285,000 three-bedroom detached house that went SSTC after just 10 days, showing that well-positioned properties can still move quickly against the village’s 338-day average. Other active listings include a £260,000 three-bedroom semi-detached house on Caves Close, on the market for 17 days, and a £625,000 four-bedroom detached house on Cobbs Hill, listed for 19 days.
Land Registry records show the following completed sales in Terrington St Clement. A detached house at 46 Sutton Road sold for £234,500 on 12 June 2026. A semi-detached house at 53 Bullock Road sold for £252,000 on 8 May 2026. A detached house at 122 Sutton Road sold for £350,000, also on 8 May 2026. Oddfellows Hall, 56 Sutton Road, a detached property, sold for £275,000 on 1 May 2026. A semi-detached house at 31 Rhoon Road sold for £240,000 on 2 April 2026. A detached house at 66 Popes Lane sold for £482,000 on 20 March 2026. These figures represent genuinely completed transactions, distinct from the properties currently listed or sold subject to contract elsewhere in this report.
Terrington St Clement’s average asking price of £316,000 sits £62,501 below the Norfolk county average of £378,501, a difference of 16.5%. The village also moves slightly faster than the county as a whole, with an average of 338 days on market compared with Norfolk’s 391 day average, a gap of 53 days. Taken together, these figures suggest that while Terrington St Clement is not immune to the longer marketing periods seen across much of Norfolk, it offers relatively more affordable entry points than the county average, without the extended waiting times that many other Norfolk areas experience.
Set against its nearest neighbours, Terrington St Clement’s average price of £316,000 sits above King’s Lynn, where the average price of £189,500 is £126,500 lower and the SSTC rate stands at 0.0%. It sits below Castle Rising, where the average price of £416,996 is £100,996 higher, though Castle Rising’s SSTC rate of +9.0% trails Terrington St Clement’s own +15.0%. The closest match by price is West Winch, where the average price of £322,000 is only £6,000 higher and the SSTC rate matches exactly at +15.0%, making West Winch the most directly comparable market of the three when assessing likely buyer competition and pricing strategy.
Terrington St Clement is a working Norfolk fenland village to the west of King’s Lynn, its street names, Sutton Road, Bullock Road, Rhoon Road, Popes Lane and Manor Terrace among them, reflecting a settlement built up gradually rather than planned as a single estate. The housing stock mirrors that history, from the terraced cottages of Manor Terrace to substantial detached homes such as the Victorian property currently listed at £675,000, with detached houses making up the clear majority, 80%, of the current comparable market. It remains a village rather than a commuter suburb, with day-to-day life organised around its own amenities and the wider pull of King’s Lynn nearby for larger shopping and transport needs.
Selling in Terrington St Clement currently means preparing for a marketing period that averages 338 days, with 11.1 months of inventory ahead of any given listing. That does not mean every property takes this long, a recently agreed £285,000 detached house found a buyer in just 10 days, but it does mean pricing needs to be anchored in genuine comparables rather than aspiration. Sellers benefit from reviewing completed Land Registry sales, such as the £234,500 achieved on Sutton Road or the £482,000 achieved on Popes Lane, alongside the current spread of active listings, to understand where their own property realistically sits before it goes to market.
The Ivybridge Collection’s approach to Terrington St Clement is built on tracking how asking prices, completed Land Registry sales and current SSTC activity relate to one another street by street, rather than relying on the village average alone. Detached houses make up 80% of the comparable listings we have analysed, and recent completions such as the £350,000 sale at 122 Sutton Road and the £275,000 sale at Oddfellows Hall, also on Sutton Road, show the spread achievable within a single road. We combine that granular, street-level knowledge with a clear view of how the village’s 338-day average marketing period and 11.1 months of inventory affect pricing strategy, giving sellers a realistic view rather than an optimistic one.
The Ivybridge Collection maintains an active presence across this part of Norfolk, tracking Terrington St Clement’s market alongside neighbouring King’s Lynn, Castle Rising and West Winch as part of its regular local coverage. Our familiarity with the village extends to its individual streets, from the terraced housing on Manor Terrace to the larger detached properties on Cobbs Hill, giving both buyers and sellers here access to genuinely local, evidence-based guidance rather than a generic regional overview.
Anyone buying or selling in Terrington St Clement should treat the 338-day average marketing period and 11.1 months of inventory as planning figures, not as a guarantee of how any individual sale will unfold. Sellers are advised to have their property valued against genuine completed Land Registry sales, such as the £234,500 to £482,000 range seen on Sutton Road, Bullock Road, Rhoon Road and Popes Lane over recent months, rather than against optimistic asking prices elsewhere in the village. Buyers should have any offer supported by an independent survey given the age and construction typical of this fenland area, and both parties should budget realistically for the marketing timescale the current data indicates, rather than assuming a faster outcome than the village’s own figures support.
This report reflects a snapshot of the Terrington St Clement property market taken on 1 August 2026, drawing on current live listings, sold subject to contract data, and completed Land Registry sales for the village. Figures covering days on market, months of inventory, and SSTC rates are calculated from the same underlying listing data as the current market snapshot, while completed sale prices are taken directly from Land Registry records. County-level comparisons draw on Norfolk averages compiled across 340 other areas within The Ivybridge Collection’s own coverage.
If you are weighing up buying or selling in Terrington St Clement, a genuinely local, evidence-based valuation makes a real difference in a market carrying 11.1 months of inventory. Our Private Property Brief sets your property against recent completed sales, from Sutton Road to Popes Lane, and the current field of active listings, giving you a realistic figure to work from. Get in touch to request your Private Property Brief for a property in or around Terrington St Clement.
For a wider picture of the surrounding market, our reports on King’s Lynn, Castle Rising and West Winch provide direct points of comparison for anyone weighing up Terrington St Clement against its immediate neighbours. West Winch in particular, with an average price of £322,000 and a matching +15.0% SSTC rate, offers the closest like-for-like comparison, while Castle Rising and King’s Lynn sit at opposite ends of the price spectrum locally.
