Tivetshall’s current listings average £515,495, a figure drawn from 43 properties on the market at the time of this report. Of those, 3 are sold subject to contract, leaving 40 homes still actively seeking a buyer. The spread across the village is wide, from £220,000 up to £1,500,000, reflecting a market that stretches from modest starter homes to substantial detached houses on generous plots.
The average time a property spends on the market here is 435 days, and with 14.3 months of inventory currently sitting unsold at the prevailing sales rate, this is a village where stock accumulates rather than clears quickly. That combination of figures points to a market where patience, on both sides of a transaction, tends to be rewarded.
Average asking price: £515,495. Price range: £220,000 to £1,500,000. Properties currently for sale: 43.
Sold subject to contract: 3. Still actively marketed: 40. SSTC rate: 15.0%.
Average days on market: 435 days. Months of inventory at current sales rate: 14.3 months.
Property type mix (from 20 comparable listings): Detached houses 70% (14 listings), Semi-Detached houses 25% (5 listings), Terraced houses 5% (1 listing).
The clearest trend in Tivetshall right now is the sheer amount of time property spends on the market before finding a buyer, averaging 435 days. That is not a figure typical of a fast-moving village, and it is echoed by the 14.3 months of inventory currently sitting unsold, well beyond what a brisk sales rate would clear quickly.
With only 3 of the 43 listed properties recorded as sold subject to contract, the SSTC rate of 15.0% confirms that the great majority of homes, 40 in total, remain live and available. This is a market defined by choice and by a wide price spread rather than by urgency or bidding pressure.
Taken together, a 15.0% SSTC rate against 40 properties still actively for sale, an average of 435 days on the market, and 14.3 months of inventory all point in the same direction: this is currently a buyers’ market in Tivetshall. Sellers are competing against a large pool of alternatives, and buyers are not under pressure to move quickly on any single property.
That said, the price range on offer, from £220,000 to £1,500,000, means conditions are not uniform across every price bracket. A well-presented, realistically priced home can still move faster than the village average suggests, particularly where it stands out against the current 43 listings on the market.
Momentum in Tivetshall is best described as steady rather than accelerating. An average of 435 days on the market and 14.3 months of inventory indicates a village where properties are absorbed gradually rather than in short bursts of activity.
With 3 properties currently sold subject to contract against 40 still available, there is no sign of a sudden shift toward either extreme scarcity or an oversupply glut, this looks like a market holding a consistent, unhurried pace at the time of this report.
Buyers currently hold the stronger hand in Tivetshall negotiations. With 40 properties still actively for sale and only 3 recorded as sold subject to contract, a 15.0% SSTC rate, sellers are competing for attention across a broad field of alternatives.
The 14.3 months of inventory on the books, combined with an average marketing period of 435 days, gives buyers grounds to negotiate on price and timeline without feeling rushed. Sellers who understand this dynamic and price in line with what has genuinely attracted interest, rather than aspirational figures at the top of the £220,000 to £1,500,000 range, are best placed to secure a workable offer.
We have watched properties along Rectory Road, Gissing and Upper Street move through this market at very different speeds, and it tells a consistent story: presentation and pricing accuracy matter more here than in villages with faster turnover. A four-bedroom detached house on Upper Street has drawn attention within just two days of listing, while comparable homes nearby have sat for well over a year without a buyer.
What strikes us most about Tivetshall is the breadth of the market, stretching from £220,000 to £1,500,000, and the dominance of detached housing stock, which makes up 70% of comparable listings. Buyers here are rarely choosing between similar homes, they are weighing genuinely different propositions, and that shapes how we advise both sellers and purchasers approaching this village.
The 435-day average time on market in Tivetshall deserves closer reading rather than a simple assumption of a struggling market. With 43 properties currently listed and only 3 sold subject to contract, the extended marketing periods reflect a genuine surplus of choice for buyers rather than a collapse in demand, prices here remain firmly above the wider county figure.
The 14.3 months of inventory is a meaningful number: at the current rate of properties moving to SSTC, it would take well over a year to absorb everything presently on the market if no new listings appeared. Combined with a price range spanning £220,000 to £1,500,000, this suggests a village market that is deep and varied rather than thin, but one where sellers need realistic expectations about timeline.
Buying in Tivetshall means arriving with patience built into your plan. With 43 properties currently on the market and an average of 435 days elapsing before a sale completes, this is not a village where you need to rush a decision on the first viewing, there is genuinely time to compare options across the 40 homes still actively available.
That said, the range on offer is wide, from £220,000 up to £1,500,000, so it is worth being clear early on about which segment of that range you are actually shopping in. Detached houses make up 70% of the comparable listings analysed, so if you are looking for a semi-detached or terraced property, expect a narrower field of genuine matches and be ready to move when the right one appears.
Tivetshall’s market sits at a point where quality and patience both matter. The 14.3 months of inventory and 435-day average marketing period are not signs of a village losing appeal, they reflect a rural market where buyers take their time over decisions that involve significant sums, particularly at the upper end of the £220,000 to £1,500,000 range.
Our considered view is that sellers who price honestly from the outset, rather than testing the top of the market, tend to fare noticeably better here than those who wait out the clock hoping demand will catch up. With only 3 of 43 current listings sold subject to contract, realism at launch remains the single most reliable lever a seller has.
For an investor weighing Tivetshall, the average asking price of £515,495 sits within a village-wide range of £220,000 to £1,500,000, so entry point matters considerably to the numbers involved. With 40 properties currently actively marketed against just 3 sold subject to contract, an SSTC rate of 15.0%, this is not a market where stock is scarce or competitive bidding is common.
The 14.3 months of inventory and 435-day average marketing period both suggest that exit timelines here are longer than in faster-moving markets, a factor worth weighing carefully against any investment horizon. Rental yield data was not available for this report, and we would recommend a direct conversation with our team before drawing conclusions on rental performance specifically.
Detached houses dominate the current comparable sample in Tivetshall, accounting for 70% (14 of 20) of listings analysed, with semi-detached houses making up 25% (5) and terraced houses just 5% (1). That skew toward detached stock helps explain why the village average asking price of £515,495 sits well above many neighbouring areas, since detached properties naturally pull the figure upward.
The current listings themselves illustrate this spread clearly: a four-bedroom detached house on Rectory Road, Diss is asking £1,000,000, while a four-bedroom detached on Rectory Road, Gissing is priced at £450,000, and the sole semi-detached comparable, on Burston Road, Gissing, is listed at £315,000 and already sold subject to contract. The overall price range of £220,000 to £1,500,000 reflects this mix of housing types and plot sizes rather than a single, uniform market.
At the time of this report, 43 properties are listed in Tivetshall, with 40 still actively seeking a buyer and 3 sold subject to contract. Among the current comparable listings, Rectory Road, Diss (IP22 5UX) tops the range at £1,000,000 for a four-bedroom detached house, having spent 362 days on the market.
Also currently for sale are a four-bedroom detached house on Gissing, Diss (IP22 5UR) at £795,000 after 53 days on market, a four-bedroom detached on Upper Street, Gissing (IP22 5UL) at £585,000 after just 2 days on market, a four-bedroom detached on Rectory Road, Gissing (IP22 5UX) at £450,000 after 100 days, and a four-bedroom detached on Lower Street, Gissing (IP22 5UH) at £550,000 after 212 days. The one comparable already sold subject to contract is a three-bedroom semi-detached house on Burston Road, Gissing, Diss (IP22 5UF), listed at £315,000 after 151 days on market.
No Land Registry completed sale prices for Tivetshall are available within the data supplied for this report. The comparable listings referenced elsewhere in this report, including the property on Burston Road, Gissing currently marked sold subject to contract at £315,000, have not yet legally completed and should not be read as finalised sale prices.
Once verified Land Registry transaction data for the area becomes available, we will update this section with genuine completed sale figures rather than pending or agreed listings.
Tivetshall’s average asking price of £515,495 sits £137,584 above the Norfolk county average of £377,911, a premium of 36.4%. This places the village firmly among the higher-priced pockets of the county, a position consistent with its heavy weighting toward detached housing stock.
Properties here also spend longer on the market than the Norfolk average, 435 days against the county’s 391 days, a gap of 44 days. Taken together, Tivetshall commands stronger prices than the county overall but moves more slowly to sale, a combination that rewards sellers who are prepared to be patient rather than those seeking a quick turnaround.
Set against its immediate neighbours, Tivetshall is the most expensive of the group at £515,495 average asking price. Pulham Market averages £408,500, a difference of £106,995, with a lower SSTC rate of 5.0% suggesting an even slower-moving market there. Pulham St Mary sits closer at £437,500, a gap of £77,995, but with a considerably stronger SSTC rate of 20.0%, pointing to brisker sales activity than Tivetshall currently shows.
Dickleburgh is the clearest outlier, averaging £258,000, a full £257,495 below Tivetshall, yet posting the strongest SSTC rate of the group at 25.0%. The pattern across these four areas suggests that Tivetshall’s premium price tag comes with a genuine trade-off in pace, buyers here pay more for the housing stock on offer but move more slowly to commit than in the surrounding villages.
Tivetshall is a genuinely rural south Norfolk village, and its property stock reflects that character directly, the current comparable listings cluster around Gissing and the outskirts toward Diss, with names like Rectory Road, Lower Street and Upper Street forming the backbone of the local address book. This is farmland-edge Norfolk, quiet lanes and generous plots rather than dense village centres.
The dominance of detached housing among current listings, 70% of the comparable sample, is a fair reflection of what buyers actually find on the ground here: individual homes on their own land rather than terraces or close-knit developments. Diss, with its wider range of shops, station and services, sits within easy reach for anything the village itself does not provide.
Selling in Tivetshall right now means accepting that the average marketing period runs to 435 days and that buyers have 40 active alternatives to compare against yours. That is the honest starting point for any seller weighing up strategy in this village.
Given 14.3 months of inventory currently sitting unsold, the sellers who do best are those who price against genuine comparable evidence from launch, such as the recent movement on Upper Street where a well-matched detached house attracted interest within days, rather than those who set an ambitious figure and wait for the market to grow into it. With prices ranging from £220,000 to £1,500,000 across the village, getting the positioning right within that range from day one is what separates a quick sale from a long, drawn-out listing.
Marketing a property in Tivetshall well requires understanding why the village averages 435 days on market and 14.3 months of inventory, and adjusting strategy around those realities rather than ignoring them. Generic listings do not stand out in a market with 43 properties competing for attention.
Our approach for this area draws on tracking every current listing individually, from the £1,000,000 detached house on Rectory Road, Diss to the £315,000 semi-detached on Burston Road, Gissing, so that pricing advice for any new instruction is grounded in what is genuinely happening on the ground rather than a blanket assumption drawn from Norfolk as a whole.
The Ivybridge Collection tracks Tivetshall as part of our regular coverage of south Norfolk villages, monitoring listings from Rectory Road, Diss through to Burston Road, Gissing on an ongoing basis rather than only when a new instruction arrives.
Our familiarity with this specific pocket of the county, including the current spread of 43 listings and the 14.3 months of inventory sitting behind them, means we can speak to a Tivetshall seller or buyer with grounded, current detail rather than a generic Norfolk overview.
Our professional advice for anyone selling in Tivetshall is to treat the 435-day average marketing period as a planning fact, not a discouragement. Build a realistic timeline into your own moving plans, and price from launch using genuine comparable evidence from the current 43 listings rather than aspirational figures drawn from the top of the £220,000 to £1,500,000 range.
For buyers, the 14.3 months of inventory and 15.0% SSTC rate mean there is little pressure to compromise on requirements. We would advise using that time to properly assess condition and location on a shortlist of properties, including instructing independent surveys, rather than rushing into an offer out of fear of missing out in a market that is not currently moving at speed.
This Tivetshall property market report reflects a snapshot taken on 2026-08-01, drawing on 43 current listings, 20 comparable properties analysed for type mix, and county-level figures from across 340 other areas covered by The Ivybridge Collection in Norfolk. Figures such as average price, days on market and months of inventory are calculated directly from this live listing data at the time of the snapshot.
We update these figures periodically as market conditions shift, and recommend checking back for the most current picture before making a decision based on any single data point in this report.
If you are weighing up buying or selling in Tivetshall and want figures specific to your own situation rather than the village average, our team can put together a Private Property Brief covering your particular property or requirement. Get in touch to request a valuation grounded in the same real, current listings data referenced throughout this report.
For a wider view of the surrounding market, our reports on Pulham Market, Pulham St Mary and Dickleburgh cover each area’s own average price, SSTC rate and days on market in the same detail as this Tivetshall report, allowing direct comparison across the neighbouring villages we serve.
