The snapshot for Terrington St Clement taken on 27 September 2026 shows an average asking price of £1,500,000, a figure drawn from just two properties currently listed for sale in the village. Neither is sold subject to contract, giving an SSTC rate of 0.0% and a current market temperature recorded as an Extreme Buyers’ Market. Asking prices span £1,000,000 to £2,000,000, and the average days on market across recent activity stands at 53 days.
This is a thin and high-value slice of the village’s housing stock rather than a representative cross-section. Land Registry completions for Terrington St Clement over the summer tell a very different story, with six recorded sales between £130,000 and £387,500, confirming that the two properties currently on the market sit well above the typical price point for homes that actually change hands here.
Terrington St Clement, Norfolk, snapshot dated 27 September 2026.
Average asking price: £1,500,000
Price range: £1,000,000 to £2,000,000
Properties currently for sale: 2
Sold subject to contract (SSTC): 0
Properties actively for sale, not yet SSTC: 2
SSTC rate: 0.0%
Average days on market: 53 days
Market temperature: Extreme Buyers’ Market
Recent Land Registry completions (six sales): £325,000, £387,500, £340,000, £130,000, £350,000 and £215,000, comprising 4 Detached, 1 Semi-Detached and 1 Other (a garage property).
Comparison to Norfolk county average (£857,030, 246 days on market): this area’s average price is higher by £642,970 (75.0%), and its average days on market is fewer by 193 days.
The standout figure in Terrington St Clement’s current data is the gap between the two live asking prices, both sitting within a £1,000,000 to £2,000,000 band, and the far lower completed sale prices recorded by the Land Registry, which range from £130,000 to £387,500. With only two properties on the market and neither sold subject to contract, there is not yet a trend to report at this price point, simply a very small and currently static pool of stock.
At village level, the average of 53 days on market is considerably faster than the Norfolk county average of 246 days, a difference of 193 days. That pace, however, reflects historical turnover across the wider dataset rather than movement on the two properties currently listed, neither of which has yet attracted an agreed sale.
Terrington St Clement is currently recorded as an Extreme Buyers’ Market, with an SSTC rate of 0.0% across the two properties for sale. Both remain actively marketed with no agreed sales to report, which puts any buyer interested at this price level in a strong position, facing no competing offers on the stock available.
Set against its immediate neighbours, this reading is distinct. King’s Lynn carries an SSTC rate of 50.0% and Castle Rising sits at 66.7%, both markedly more active than Terrington St Clement at present, while West Winch matches this area’s 0.0% SSTC rate.
Momentum at this end of Terrington St Clement’s market currently reads as stalled rather than cooling or accelerating, simply because there is so little stock to move. With two properties listed and neither under offer, there is no recent conversion activity to point to as evidence of direction either way.
The 53 day average days on market figure describes the pace at which properties in this dataset have historically sold, and it compares favourably with the Norfolk county average of 246 days, a difference of 193 fewer days. That historical pace sits alongside, rather than contradicts, the current 0.0% SSTC rate, since the present snapshot simply captures a quiet moment for this small pool of listings.
Buyers considering either of the two properties currently listed in Terrington St Clement are negotiating in an Extreme Buyers’ Market, with no competing offers recorded against either property and an SSTC rate of 0.0%. That gives genuine room to negotiate on price, particularly given the wide asking band of £1,000,000 to £2,000,000.
Sellers at this price point should weigh their asking price carefully against the completed Land Registry sales for the village, which range from £130,000 to £387,500. A buyer who has done this homework is likely to use that gap as a starting point for discussion, and sellers prepared with their own supporting evidence will be better placed to hold firm where the asking price is genuinely justified by the property itself.
Working in and around Terrington St Clement, The Ivybridge Collection has noticed that the village’s headline average price can be misleading when only a couple of properties are on the market at any one time. At present, both live listings sit between £1,000,000 and £2,000,000, a band that bears little resemblance to the £130,000 to £387,500 range of homes that have actually completed through the Land Registry on Chapel Road, Marsh Road, Churchgate Way, Wesley Road and Lynn Road in recent months.
Our experience is that properties at this upper end of the village, often larger detached houses or former farmhouses on generous plots, need a different marketing approach to the terraced and semi-detached stock that dominates everyday turnover here. Treating the two as the same risks under-preparing a buyer, or under-pricing a seller’s expectations.
A closer look at the figures shows two very different markets operating under one village name. The six most recent Land Registry completions, 4 Detached, 1 Semi-Detached and 1 Other, sold for an average of roughly £291,250, with individual prices of £325,000, £387,500, £340,000, £130,000, £350,000 and £215,000. Against that, the two properties currently listed sit at an average asking price of £1,500,000, within a declared range of £1,000,000 to £2,000,000.
This is not a contradiction so much as a snapshot of a village whose everyday sales and its current top-end listings rarely overlap in value. The Extreme Buyers’ Market reading and 0.0% SSTC rate apply specifically to this small, high-value segment, where the average of 53 days on market reflects past turnover rather than any current agreed sale.
Buying at this level in Terrington St Clement currently means choosing between just two properties, both priced between £1,000,000 and £2,000,000, with neither under offer. That gives a buyer time to view carefully and negotiate without the pressure of competing bids, reflected in the current Extreme Buyers’ Market reading and 0.0% SSTC rate.
It is worth remembering that these two listings sit well above the price typically paid for homes in the village. Land Registry completions this summer ranged from £130,000 for a garage property to £387,500 for a detached house, so buyers should ask directly what sets the current listings apart, whether that is plot size, outbuildings, or a particular architectural pedigree, before anchoring to the asking price alone.
Our considered view of Terrington St Clement at present is that its two live listings represent a genuinely distinct market from the village most buyers encounter day to day. An average asking price of £1,500,000 against a Land Registry range of £130,000 to £387,500 for recently completed sales tells us this is not a moment to read the whole village from one average figure.
For anyone weighing up a purchase or sale at either end of that spread, the most useful approach is to treat the current £1,000,000 to £2,000,000 band as its own market, with its own pace, rather than expecting it to behave like the wider village’s more typical turnover.
An investor looking at Terrington St Clement today faces a market split cleanly in two. The two properties currently for sale sit between £1,000,000 and £2,000,000, with neither sold subject to contract and an SSTC rate of 0.0%, a profile that suggests patience will be needed to secure a sale at this level under present conditions.
By contrast, the six most recent Land Registry completions, priced between £130,000 and £387,500 and mostly detached houses, point to a far more liquid and accessible part of the village market, with sales recorded steadily through July and August. The village’s average of 53 days on market, considerably faster than the Norfolk county average of 246 days, reflects the historical pace behind the current high value listings’ own dataset rather than this lower priced, more active segment.
The six most recent completed sales in Terrington St Clement break down as 4 Detached, 1 Semi-Detached and 1 Other, the latter a former garage property that sold for £130,000. Detached houses command the higher end of that range, from £325,000 up to £387,500, while the single semi-detached sale completed at £215,000.
The two properties currently on the market, priced between £1,000,000 and £2,000,000, sit well outside this recent completed range, underlining that type and specification, rather than a simple village-wide average, drive price at the top of this market.
Terrington St Clement currently has two properties for sale, both still actively marketed with none sold subject to contract, giving an SSTC rate of 0.0%. Between them they span a price range of £1,000,000 to £2,000,000, producing an average asking price of £1,500,000 for the village’s current listings.
With only two properties available, this is a narrow and high-value slice of supply rather than a broad selection, and the average of 53 days on market reflects the wider historical pattern for this segment rather than the specific time either current listing has been marketed.
Land Registry records show six completed sales in Terrington St Clement in recent months, distinct from the properties currently listed for sale. A detached house at 36 Chapel Road sold for £325,000 on 19 August 2026, the same day a detached house at 31 Marsh Road completed at £387,500. A detached house at 25 Churchgate Way sold for £340,000 on 7 August 2026, while the Reliance Garage on 4 Wesley Road sold for £130,000 on 31 July 2026. A further detached house at 62 Churchgate Way completed at £350,000 on 17 July 2026, and a semi-detached house at 21 Lynn Road sold the same day for £215,000.
Terrington St Clement’s average asking price of £1,500,000 sits £642,970 above the Norfolk county average of £857,030, a difference of 75.0%. This gap is driven almost entirely by the current pool of just two listings, both priced between £1,000,000 and £2,000,000, rather than by the village’s broader housing stock.
On pace, the village compares more favourably with the county, with an average of 53 days on market against Norfolk’s 246 days, a difference of 193 fewer days. That faster figure reflects the historical turnover behind this dataset rather than the current state of the two live listings, neither of which has yet gone under offer.
Against its nearest neighbours, Terrington St Clement’s average asking price of £1,500,000 sits below King’s Lynn, where the average price of £1,950,000 is £450,000 higher and the SSTC rate stands at 50.0%. It sits close to, but still below, Castle Rising, where the average price of £1,466,650 is £33,350 lower and the SSTC rate is 66.7%. It sits above West Winch, where the average price of £1,250,000 is £250,000 lower, and which shares this area’s 0.0% SSTC rate.
The pattern across these four markets shows SSTC rates ranging from 0.0% to 66.7%, with Terrington St Clement and West Winch currently the quietest in terms of agreed sales, while King’s Lynn and Castle Rising are seeing considerably more properties move to sold subject to contract status.
Terrington St Clement is a substantial Norfolk fenland village west of King’s Lynn, its streets, Chapel Road, Marsh Road, Churchgate Way, Wesley Road and Lynn Road among them, reflecting a settlement that has grown around farming, small industry and a long history of road and water trade across the fens. The parish church, St Clement’s, with its notably tall tower, remains a landmark visible for miles across the flat surrounding farmland.
Day to day, the village retains a working character, with a mix of modest terraced and semi-detached homes alongside larger detached properties on bigger plots, some dating from the village’s agricultural past. It is this mix that produces the current split between a typical completed sale price in the low hundreds of thousands and the occasional much larger property, of the kind currently listed between £1,000,000 and £2,000,000.
Selling a property at the top end of Terrington St Clement’s market currently means competing against just one other listing, with both properties priced between £1,000,000 and £2,000,000 and neither yet sold subject to contract. That gives a seller at this level very little direct competition, but also very little evidence of recent agreed sales to benchmark against.
Sellers should be realistic that the village’s recent Land Registry completions, ranging from £130,000 to £387,500, sit a long way below this price band, so pricing needs to be justified clearly by the property’s own merits, whether that is plot size, condition, or scale, rather than by reference to the village average alone.
The Ivybridge Collection’s approach to Terrington St Clement starts from recognising that this village currently has two quite different markets running side by side, a handful of higher value properties priced between £1,000,000 and £2,000,000, and a far more active stream of completed sales between £130,000 and £387,500. Marketing one as though it were the other does a disservice to both buyers and sellers.
We track live listings, SSTC movement and Land Registry completions together for Terrington St Clement, which means we can tell a seller honestly where their property sits against genuine recent evidence, not just an average that may be skewed by a very small number of listings.
The Ivybridge Collection maintains an active presence across this stretch of west Norfolk, following Terrington St Clement alongside neighbouring King’s Lynn, Castle Rising and West Winch as part of our regular local coverage. That ongoing work means we are tracking both the village’s everyday sales and the smaller, higher value segment represented by its current two listings.
We are regularly in the village for viewings, valuations and market appraisals, which keeps our knowledge of individual streets, from Chapel Road to Churchgate Way, grounded in direct, current experience rather than desk research alone.
Anyone buying or selling at this end of Terrington St Clement’s market should treat the current average asking price of £1,500,000 as a description of two specific properties, not a benchmark for the village as a whole. With an SSTC rate of 0.0% and no recent agreed sales in this band, there is limited direct pricing evidence to draw on, so valuation should lean heavily on the property’s own specification rather than on the headline average.
Sellers would be well advised to commission an independent valuation that considers both the Land Registry completions of £130,000 to £387,500 for more typical village homes and the specific features that justify a price in the £1,000,000 to £2,000,000 range, since a figure pitched without that distinction risks being dismissed by informed buyers.
This report reflects a snapshot of the Terrington St Clement property market taken on 27 September 2026, drawing on the two properties currently listed for sale, their SSTC status, and completed Land Registry sales recorded for the village. Figures are compared against Norfolk’s county average, calculated across 341 other areas in this tenant’s coverage, and against the three nearest neighbouring areas, King’s Lynn, Castle Rising and West Winch.
If you are considering buying or selling in Terrington St Clement, particularly at the upper end of the market where only two properties are currently listed, a genuinely local, evidence-based valuation matters more than usual. Our Private Property Brief sets your property’s figures against both the current live listings and the village’s recent Land Registry completions, so you can see exactly where you stand before making a decision. Get in touch to arrange yours.
For a wider view of this part of west Norfolk, our market reports on King’s Lynn, Castle Rising and West Winch give direct points of comparison for anyone weighing up Terrington St Clement against its immediate neighbours. Each area carries its own current SSTC rate and average price, from Castle Rising’s figure of £1,466,650 to King’s Lynn’s £1,950,000, and reading them alongside Terrington St Clement’s own snapshot helps place this village’s current Extreme Buyers’ Market conditions in a broader local context.
