Yaxham’s current listings average £514,500, with 202 properties on the market at the time of this snapshot. Of these, 6 have gone sold subject to contract, leaving 196 still actively available to buyers. Asking prices span a wide range, from a £135,000 two bed flat on Station Road to a detached house priced at £900,000, reflecting a village where modest starter homes sit alongside substantial rural properties. Detached houses dominate the current sample of comparable listings at 85%, with semi-detached homes and flats making up the remainder. Properties here are taking an average of 277 days to sell, a slower pace than a typical urban market but notably quicker than the wider Norfolk county figure.
Key figures for Yaxham at the time of this report:
The clearest trend in Yaxham’s current data is the gap between overall stock levels and the pace at which that stock is clearing. With 9.1 months of inventory against 202 listed properties, supply remains generous relative to demand. Yet the SSTC rate of +30.0% is a notable signal of buyer intent building, and it stands ahead of every one of Yaxham’s nearest comparison areas. Average days on market of 277 sits well below the Norfolk county average, meaning that despite the high stock count, homes here are not languishing as long as the county-wide picture would suggest. Only 6 of the 202 current listings have progressed to SSTC status, so this remains an early-stage recovery in momentum rather than a fully turned market.
Taken together, the figures place Yaxham in buyers’ market territory. With 196 properties still actively for sale against only 6 SSTC, and 9.1 months of inventory outstanding, choice for buyers is considerable and competition for any single property is limited. That said, the market is not static. A £514,500 average price sits well above both the Norfolk county average and every one of Yaxham’s nearest comparison villages, meaning sellers are not discounting to move stock, they are pricing on the strength of the area’s larger detached housing stock. The combination of ample choice for buyers and firm asking prices from sellers is the defining tension in Yaxham’s current market position.
Momentum in Yaxham is best described as gradually building rather than rapid. The SSTC rate of +30.0% outpaces the three nearest comparison villages, indicating that buyer engagement here is currently stronger relative to its own recent baseline than in Mattishall, Toftwood, or Shipdham. At the same time, an average of 277 days on market and 9.1 months of inventory confirm that this is a slow-moving village market by nature, not one that turns over quickly even when demand improves. The realistic read is a market moving from a clear buyers’ advantage towards better balance, with 6 properties already having progressed to SSTC out of 202 currently listed.
Buyers currently hold the stronger hand in Yaxham negotiations. With 196 properties still actively for sale and 9.1 months of inventory on the books, there is little pressure on any individual purchaser to move quickly or match an asking price in full, particularly on properties that have already accumulated significant time on market, such as the Station Road flat listed at £135,000 after 295 days. Sellers, for their part, are working with an average price of £514,500 that sits well above the county norm, so realistic pricing from the outset matters more than aggressive early asking figures. The rising SSTC rate of +30.0% suggests this negotiating balance may narrow over the coming months, but for now, buyers who do their homework on comparable Land Registry sales are well placed to negotiate with confidence.
We track Yaxham closely because it behaves differently from the Dereham fringe villages it sits alongside. The current listings tell their own story: four separate properties on Norwich Road alone, ranging from a £269,950 three bed detached to a £425,000 four bed detached, show how much price variation exists within a single road here. Our experience is that Yaxham buyers are rarely in a rush, they are typically relocating from further afield in search of a specific plot size or outbuilding potential, and that patience shows up in the 277 day average time on market. Sellers who understand this, and price with reference to genuine Land Registry completions rather than aspirational neighbouring asking prices, tend to have a smoother experience with us.
The most instructive figure in Yaxham’s current data set is the relationship between days on market and the Norfolk county average. At 277 days, Yaxham properties are selling 114 days faster than the 391 day county average, even though the village carries 9.1 months of inventory and a firm £514,500 average asking price. This suggests that Yaxham is not underperforming through weak demand, rather it is a market where a smaller pool of serious buyers, drawn by the area’s detached housing stock and rural setting, moves with intent once they commit. The 30.0% SSTC rate, the highest among Yaxham’s three nearest comparison villages, reinforces this reading. Only 6 of 202 current listings have reached SSTC, so the transaction volume itself remains modest, but the rate of progress is trending in sellers’ favour.
Buying in Yaxham means accepting that the process runs on the village’s own timeline. With 196 properties currently available and an average of 277 days on market, there is no need to rush a decision, and the current listings give a useful sense of what your budget buys: £135,000 for a two bed flat on Station Road, £375,000 for a three bed detached on Elm Close, or £425,000 for a four bed detached on Norwich Road. Properties that have already spent well beyond the village average, such as the Station Road flat at 295 days on market, are often a sign that a realistic offer, backed by reference to comparable Land Registry sales such as the £432,500 paid for Quince Farm on Spring Lane, will be well received. Expect detached houses to dominate your search, since they make up 85% of the current comparable stock in the village.
Our honest view is that Yaxham rewards buyers and sellers who do their research rather than those who rely on gut feeling. With 202 properties currently on the market and only 6 progressed to SSTC, sellers who price against genuine comparables, such as the £487,500 and £522,500 achieved on Roundhouse Way, tend to find buyers within a reasonable timeframe. Those who price purely against the village’s £514,500 average without regard to their own property’s size, condition or road can find themselves sitting on the market well beyond the 277 day village average, as the Station Road flat has, still listed after 295 days at £135,000. For buyers, the 9.1 months of inventory means there is genuinely no need to overpay, but it does mean patience and a clear brief on what matters, whether that is plot size, period character, or proximity to Norwich Road, will serve you better than chasing the first listing that appears.
For an investor assessing Yaxham, the headline figures are an average asking price of £514,500 against a price range stretching from £135,000 to £900,000, and 9.1 months of inventory currently outstanding across 202 listed properties. The SSTC rate of +30.0% is a useful demand indicator, sitting ahead of the three nearest comparison villages, though with only 6 properties currently SSTC out of 202 the absolute transaction volume remains modest. No rental yield or letting demand data is available for this snapshot, so any income-focused assessment should be built from separately sourced local rental comparables rather than the figures in this report. The 277 day average time on market, well below the 391 day Norfolk average, suggests that well-priced stock does move, which matters for any investor working to a resale timeline rather than a long hold.
Of the 20 comparable listings analysed for Yaxham, detached houses account for 85% (17 properties), semi-detached houses 10% (2 properties), and flats 5% (1 property). This mix is reflected directly in the current listings sample: detached houses span from £269,950 for a three bed on Norwich Road to £425,000 for a four bed on the same road, semi-detached stock is represented by a £269,950 three bed on Norwich Road, and the single flat, on Station Road, is priced at £135,000, some way below the village’s £514,500 overall average. With detached houses so dominant in the current stock, the overall average price is naturally pulled upward, and buyers seeking flats or semi-detached homes in Yaxham will find far fewer options to compare against.
At the time of this report, 202 properties are listed for sale in Yaxham, of which 6 are SSTC and 196 remain actively available. Among the current comparable sample, Elm Close, Yaxham (NR19 1RW) offers a three bed detached house at £375,000 after 94 days on market, while Station Road (NR19 1RD) has a two bed flat at £135,000 that has been listed for 295 days, the longest running property in the sample. Several Norwich Road addresses have already moved to SSTC status, including a three bed detached at £269,950 after 164 days, a three bed detached at £400,000 after 79 days, a three bed semi-detached at £269,950 after 81 days, and a four bed detached at £425,000 after 127 days. This mix illustrates the wide range of what is currently active versus already under offer across the village.
Land Registry records show the following completed sales in Yaxham. Hazeldene, Well Hill sold for £300,000 as a semi-detached property on 2026-05-20. On Roundhouse Way, number 2 sold for £487,500 on 2025-11-27 and number 1 sold for £522,500 on 2025-10-23, both detached houses. The Rosary, Norwich Road sold for £272,000 as a detached property on 2025-09-19. Quince Farm, Spring Lane sold for £432,500, also detached, on 2025-09-01. The Curtilage, Station Road completed at £450,000 as a detached property on 2025-08-22. These six completed transactions, all detached or semi-detached, give a firmer picture of achieved value than the current asking prices alone, and sit broadly in line with the village’s £514,500 average across a range of individual property types and sizes.
Yaxham’s average price of £514,500 sits £136,586 above the Norfolk county average of £377,914, a premium of 36.1%. This reflects the concentration of detached housing stock in the village rather than a uniform county-wide price shift. On speed of sale, Yaxham actually outperforms the county, with an average of 277 days on market against the Norfolk average of 391 days, a difference of 114 fewer days. In short, Yaxham commands a clear price premium over Norfolk as a whole while still moving through its sales process faster than the typical county property, a combination that points to firm underlying demand for the type of housing on offer here.
Set against its immediate neighbours, Yaxham is comfortably the most expensive of the four. Its £514,500 average price is £197,000 higher than Mattishall, where the average sits at £317,500 with an SSTC rate of +10.0%. The gap widens further against Toftwood, priced £306,500 lower at £208,000 with an SSTC rate of +15.0%, and against Shipdham, priced £231,500 lower at £283,000 with an SSTC rate of +20.0%. Yaxham’s own SSTC rate of +30.0% is the highest of the four, suggesting that despite carrying the highest price point, buyer activity here is currently building at a faster relative pace than in any of these three neighbouring villages.
Yaxham is a working Norfolk village strung along Norwich Road, with newer developments such as Roundhouse Way sitting alongside older properties on Station Road, Well Hill and Spring Lane. The current spread of housing, from a £135,000 flat to detached houses reaching £900,000, tells you plainly that this is not a village of one character but several, ranging from compact starter homes to substantial family properties on generous plots. Its position just outside Dereham gives residents easy access to a market town while keeping the lanes and open fields that define the village itself. It is a place that suits people looking for space and quiet rather than a bustling high street, and the housing stock, dominated by detached homes, reflects exactly that priority.
Selling in Yaxham currently means competing against 202 other listings, with only 6 having reached SSTC and 9.1 months of inventory still outstanding. That backdrop makes accurate pricing essential from day one, since an average of 277 days on market gives some room to be patient but not unlimited room, as demonstrated by the Station Road flat that has sat unsold for 295 days at £135,000. Sellers of detached properties, which make up 85% of comparable stock, are competing in the most crowded segment of the market and should expect genuine interest to hinge on presentation and realistic pricing against recent Land Registry completions, such as the £487,500 and £522,500 achieved on Roundhouse Way, rather than against the village’s higher-end asking prices.
Choosing the right agent in Yaxham matters more than in a fast-moving market, because with 9.1 months of inventory and 196 properties still actively competing for buyer attention, a listing needs to work harder to stand out. The Ivybridge Collection combines close knowledge of individual roads, from Norwich Road through to the newer Roundhouse Way development, with a grounding in actual Land Registry completions rather than aspirational asking prices. That combination matters when advising a seller on where their property genuinely sits against the current 202 listings, and when helping a buyer understand which of those listings represent fair value against the £514,500 village average.
The Ivybridge Collection maintains an active presence across this part of rural Norfolk, and Yaxham forms a regular part of our valuation and sales work given its concentration of detached family homes and its position just outside Dereham. Our team follows the village’s listings closely, from the current stock on Norwich Road and Elm Close through to completed Land Registry sales on Roundhouse Way and Spring Lane, giving us a grounded, evidence-based view of the village rather than a generalised regional one.
Our professional advice to anyone buying or selling in Yaxham is to treat the average price of £514,500 as a starting reference point only, not a benchmark for any individual property. With 9.1 months of inventory and 202 properties competing for attention, pricing decisions should be built from recent, comparable Land Registry completions, such as the £272,000 achieved at The Rosary or the £450,000 achieved at The Curtilage, rather than from the asking prices of similar homes still on the market. Sellers should also factor in the village’s 277 day average time to sale when planning any onward purchase or chain, and buyers should use the current 30.0% SSTC rate as a signal to move with reasonable pace once they find a property that genuinely matches their brief, rather than assuming unlimited time will remain available.
This report on Yaxham draws on current live listing data covering 202 properties for sale as of 2026-08-01, alongside completed Land Registry sold prices for the village and county-level comparison figures for Norfolk. The property type mix and pricing figures are based on an analysis of 20 comparable listings. Figures are refreshed periodically to reflect changes in stock levels, SSTC activity and completed sales as they are recorded.
If you are weighing up a move in Yaxham, whether buying against the current 202 listings or selling into a market with 9.1 months of inventory, it is worth getting a clear, evidence-based view of where your property actually sits. Get in touch with our team for a Private Property Brief, built on genuine local comparables rather than headline averages, and we will talk you through exactly what the current market means for your specific property or search.
For a fuller picture of the surrounding area, our market reports for Mattishall, Toftwood and Shipdham cover villages within a short drive of Yaxham, each with its own average price, SSTC rate and days on market. Reading these alongside this report gives a more complete sense of how Yaxham’s £514,500 average and 9.1 months of inventory sit within the wider local picture beyond the village boundary itself.
