As of 1 August 2026, Upper Sheringham’s average asking price stands at £378,000, with current stock spanning a wide £180,000 to £750,000. There are 106 properties listed across the village at this snapshot, of which 6 are sold subject to contract and 100 remain actively on the market awaiting a buyer.
The average property here takes 304 days to find a buyer, and at the current rate of sales there is 10.0 months of inventory sitting on the books. That combination points to a market with plenty of choice for anyone browsing, but one where sellers need patience and realistic pricing to move a sale along.
Upper Sheringham, snapshot date 1 August 2026
Property type mix (from 20 comparable listings)
The clearest trend in Upper Sheringham right now is the gap between price stability and marketing speed. The average asking price of £378,000 sits almost exactly level with the wider Norfolk average of £378,318, a difference of just £318, or 0.1%. Pricing here is not drifting away from the county norm in either direction.
Where this area does stand out is transaction pace relative to its immediate neighbours. Its SSTC rate of +30.0% is higher than both Sheringham’s +20.0% and West Runton’s +10.0%, though it trails Beeston Regis at +33.0%. Combined with an average of 304 days on market, itself 87 days faster than the Norfolk average of 391, the picture is of a market that moves with more conviction than some coastal neighbours, even if 304 days is still a long wait by any normal standard.
With 100 of the 106 currently listed properties still actively seeking a buyer and only 6 sold subject to contract, supply comfortably outweighs the pace of demand. At 10.0 months of inventory, a buyer arriving in Upper Sheringham today has substantial choice across the £180,000 to £750,000 price spectrum, and little pressure to act on the first property that catches their eye.
That said, the +30.0% SSTC rate is not negligible. It sits above Sheringham’s +20.0% and West Runton’s +10.0%, suggesting pockets of the market, particularly well-priced detached stock, are moving with more urgency than the headline 304-day average days on market might imply. Overall conditions favour buyers, but not by an overwhelming margin.
Momentum in Upper Sheringham reads as measured rather than dramatic. Ten months of inventory sitting against 100 actively marketed properties suggests supply is building faster than it is clearing, yet the 304 day average marketing period still undercuts the Norfolk county average of 391 days by 87 days.
That combination, ample stock but faster than average completions, points to a market that keeps moving without needing to rush. The dominance of detached houses in the current comparable sample, 65% of the 20 listings analysed, adds a further layer of steadiness, since family homes in this price bracket tend to attract buyers with more considered timelines than those chasing a quick turnaround.
Buyers negotiating in Upper Sheringham currently hold a workable advantage. With 10.0 months of inventory and 100 properties still actively for sale against only 6 under offer, there is enough unsold stock to justify pushing back on asking prices, particularly on properties that have sat for longer than the 304-day average, such as Repton Way at 211 days or Grice Close at 155 days.
Sellers, for their part, should treat the +30.0% SSTC rate as evidence that well-priced homes do still convert at a reasonable pace, faster in fact than the Norfolk average of 391 days on market. The negotiating position therefore favours patient, well-informed buyers, while rewarding sellers who price in line with what is actually completing rather than what is merely listed.
We track Upper Sheringham closely because its market behaves differently from the seafront a mile or so downhill. The 65% share of detached houses among current comparable listings tells its own story, this is a village of family houses and standalone properties rather than a flat and terrace market, and pricing decisions need to reflect that from the outset.
What we see repeatedly on the ground is that homes priced with genuine reference to what has completed, rather than what neighbours are hoping for, move within a reasonable window. Completed sales such as £575,000 for the detached house on Blowlands Lane or £300,500 for the one on Holway Road are a far more reliable guide to what a property will actually achieve than the current £180,000 to £750,000 asking spread alone.
The 10.0 months of inventory currently sitting in Upper Sheringham is the single most telling figure in this report. At that rate of absorption, the 100 actively marketed properties would take the better part of a year to clear if no new stock arrived, a clear signal of a market weighted toward buyer choice.
Yet the 304-day average days on market, while long, is not out of step with a rural Norfolk village and is in fact 87 days shorter than the county average of 391 days. Combined with a price point that sits within £318 of the Norfolk average of £378,318, essentially at parity, the underlying conclusion is that Upper Sheringham is neither overpriced nor underpriced relative to its county context, it is simply a market where transactions take time regardless of price.
Buying in Upper Sheringham means accepting that patience is part of the process. With 106 properties on the market and only 6 currently under offer, there is no shortage of options across the price range, from a £180,000 two bedroom flat on Upcher Crescent to a £595,000 four bedroom detached house on Seaview Crescent that had only been listed 2 days at the time of this snapshot.
Given that 65% of comparable listings are detached houses, buyers looking for that classic Norfolk village house have the deepest pool to choose from, while those wanting a terrace or flat, such as the £250,000 three bedroom terraced house on Cooper Road, will find fewer alternatives if a particular one falls through. Expect negotiations to take time, particularly on properties that have already sat well beyond the 304-day average, such as Repton Way at 211 days on market.
Our considered view of Upper Sheringham is that it rewards buyers and sellers who do their homework rather than those chasing quick decisions. The village’s price point sits almost exactly level with the Norfolk average, and its days on market, while lengthy at 304, is actually ahead of the county’s 391-day norm, so this is not a market in distress, it is one that simply moves at its own pace.
For anyone weighing up whether to commit here, we would point to the +30.0% SSTC rate as the more useful figure than the headline days-on-market number. It shows that homes do sell, and sell at a rate ahead of both Sheringham and West Runton, provided the asking price reflects reality from day one.
An investor looking at Upper Sheringham is working with an average asking price of £378,000 across a market of 106 properties, of which 100 remain actively for sale. The price range runs from £180,000 to £750,000, giving scope to target either entry-level flats and terraces or larger detached stock depending on strategy.
The SSTC rate of +30.0% is a useful indicator of underlying demand, sitting above Sheringham’s +20.0% and West Runton’s +10.0%, though behind Beeston Regis at +33.0%. With 10.0 months of inventory and an average of 304 days on market, this is not a market suited to a fast turnaround, but pricing that sits within £318 of the Norfolk county average of £378,318 suggests values here are grounded rather than inflated.
Of the 20 comparable listings analysed for Upper Sheringham, 65% (13 properties) are detached houses, 20% (4 properties) are semi-detached, 10% (2 properties) are terraced, and just 5% (1 property) is a flat. That dominance of detached stock shapes the upper end of the price range, illustrated by Seaview Crescent at £595,000 and Uplands Park at £550,000, the latter already sold subject to contract after just 56 days.
Semi-detached houses cover a wide band too, from Grice Close at £285,000 to Repton Way at £400,000, while the more limited terraced and flat supply, such as Cooper Road at £250,000 and Upcher Crescent at £180,000, sit at the more accessible end of the £180,000 to £750,000 overall range.
At this snapshot, Upper Sheringham has 106 properties listed, with 6 sold subject to contract and 100 still actively seeking buyers. Among the current comparable sample, Cooper Road (NR26 8UH) is listed at £250,000 for a 3 bedroom terraced house and has only been on the market for 8 days, while Upcher Crescent (NR26 8WE), a 2 bedroom flat at £180,000, has been listed for just 5 days.
At the other end of the pace spectrum, Grice Close (NR26 8UG), a 4 bedroom semi-detached house at £285,000, has been listed for 155 days, and Repton Way (NR26 8UQ), a 3 bedroom semi-detached house at £400,000, for 211 days. Uplands Park (NR26 8NE), a 3 bedroom detached house at £550,000, has already gone sold subject to contract after 56 days, and Seaview Crescent (NR26 8XR), a 4 bedroom detached house at £595,000, is fresh to the market at just 2 days.
Land Registry records show the following completed sales in Upper Sheringham. SKYLARKS, 3 Holway Road, a detached house, sold for £300,500 on 19 November 2025. 20 The Green, a terraced house, sold for £230,000 on 6 October 2025. 7 Old School Court, a terraced house, sold for £537,500 on 8 August 2025.
Flat 4, 16 Upcher Crescent sold for £170,000 on 25 February 2025. Walnut Tree House, Blowlands Lane, a detached house, sold for £575,000 on 11 December 2024. 2 Old School Court, a semi-detached house, sold for £400,000 on 6 December 2024. These figures represent completed transactions only, distinct from the current asking prices and SSTC listings described elsewhere in this report.
Upper Sheringham’s average asking price of £378,000 sits within £318 of the Norfolk county average of £378,318, a difference of just 0.1%. Across 340 other areas tracked in this coverage, that puts the village almost exactly at the county’s centre of gravity on price, neither commanding a premium nor trading at a discount.
Where the village does diverge is on speed. Its average of 304 days on market is 87 days shorter than the Norfolk average of 391 days, meaning properties here, on the whole, find buyers meaningfully faster than the typical area across the county.
Set against its closest neighbours, Upper Sheringham’s £378,000 average price sits between the more affordable market in Sheringham, where the average is £303,500, a difference of £74,500, and the pricier markets of Beeston Regis at £445,500 (£67,500 higher) and West Runton at £496,500 (£118,500 higher).
On transaction pace, Upper Sheringham’s +30.0% SSTC rate outperforms Sheringham’s +20.0% and West Runton’s +10.0%, but trails Beeston Regis at +33.0%. That places the village in the middle of the pack for value and near the top for conversion activity among these four Norfolk markets.
Upper Sheringham sits on the higher ground above the North Norfolk coast, a village of flint and brick cottages, farmhouses and more recent infill set along quiet lanes rather than a seafront promenade. It has a genuinely different character from the town of Sheringham below, quieter, more agricultural in feel, and bordered by the parkland that gives the area its sense of openness.
Daily life here revolves around a small, tight-knit community rather than shops on every corner. The wide price range currently on the market, from £180,000 flats to £750,000 detached houses, reflects a genuine mix of housing stock, from starter homes to substantial family properties, rather than a village built around a single type of buyer.
Selling in Upper Sheringham currently means competing against 100 other actively marketed properties, with only 6 having gone sold subject to contract at this snapshot. That is not a market where an ambitiously priced listing will simply find its buyer through patience alone, particularly against a backdrop of 10.0 months of inventory.
The average of 304 days on market should be treated as a genuine planning figure rather than a worst case, though it is worth noting this is still 87 days faster than the Norfolk county average of 391 days. Sellers who price against recent completed sales, such as the £300,500 achieved for a detached house on Holway Road or the £230,000 for a terraced house on The Green, tend to align expectations more realistically than those pricing purely against current asking figures.
Choosing the right agent for Upper Sheringham means choosing one who tracks the difference between what a property is listed at and what actually completes. With 106 properties currently on the market and a 304-day average marketing period, guesswork on pricing is expensive, and generic advice rarely fits a village where 65% of comparable stock is detached and prices range from £180,000 to £750,000.
At The Ivybridge Collection, our approach is built on the actual Land Registry completions and live listing data for this specific village, not broad regional assumptions, which is what allows us to give sellers a realistic timeline and buyers a genuinely informed negotiating position.
We maintain an active watch on Upper Sheringham as part of our wider North Norfolk coverage, tracking both live listings and completed Land Registry sales rather than relying on headline asking prices alone. That includes the 106 properties currently on the market here and the pattern of completions across streets like Old School Court and Holway Road.
For sellers and buyers based in or around this village, The Ivybridge Collection offers a genuinely local point of contact, grounded in the specific figures behind this market rather than county-wide generalisations.
For sellers, our professional advice is to anchor asking prices against completed Land Registry sales rather than current competitor listings alone. Recent completions here range from £170,000 for a flat on Upcher Crescent to £575,000 for a detached house on Blowlands Lane, a range that gives a far more reliable pricing basis than the wider £180,000 to £750,000 asking spread currently on the market.
For buyers, be aware that the 304-day average days on market is a real figure to plan around, not a worst-case scenario, and that with 10.0 months of inventory currently available, there is little reason to overpay on a property that has only just come to market. Where a listing has already sat for considerably longer than average, such as those at 155 or 211 days, there is often more room to negotiate than the asking price alone would suggest.
This report on Upper Sheringham is compiled from live property listings, completed Land Registry sales, and comparative data across neighbouring Norfolk areas, with figures current to the snapshot date of 1 August 2026. Where sold prices are cited, they refer specifically to completed Land Registry transactions rather than properties currently listed or under offer.
All comparisons with Sheringham, Beeston Regis, West Runton, and the wider Norfolk county average are drawn from the same coverage dataset, tracked at the same snapshot date, to ensure figures are directly comparable.
If you are weighing up a move in Upper Sheringham, whether buying into the current selection of 106 listed properties or considering what your own home might realistically achieve against recent completions, we would welcome the chance to talk it through. Get in touch with us for a straightforward, evidence-based valuation that reflects what is actually selling in this village, not just what is listed.
For a wider view of the North Norfolk coast, our market reports for the neighbouring areas of Sheringham, Beeston Regis, and West Runton set out how each compares on average price, SSTC rate, and days on market against Upper Sheringham’s own figures. Reading them alongside this report gives a fuller picture of how demand and pricing shift across just a few miles of the same coastline.
