Yoxford’s current listings paint the picture of a small, varied village market rather than a uniform one. Across 20 comparable properties the average asking price sits at £402,000, with prices spanning from £120,000 for a three bed semi-detached house up to £975,000 for a five bed detached property. Two of these listings are currently sold subject to contract, giving an SSTC rate of 10.0%, a figure that sits comfortably between the pace seen in some neighbouring villages and the slower conditions found in others.
The spread between £120,000 and £975,000 is unusually wide for a single village and reflects Yoxford’s mix of smaller terraced and semi-detached cottages alongside larger detached houses on its edges and approach roads. Anyone assessing this market needs to look past the headline average and consider where a specific property sits within that range.
Yoxford Market Snapshot, 1 August 2026
Property Type Mix (of 20 comparable listings)
County Context
The clearest trend in the current data is the sheer breadth of stock on offer. With prices running from £120,000 to £975,000 across just 20 comparable listings, Yoxford is not behaving like a village with a single, predictable price band. Detached houses dominate the mix at 70% of listings (14 properties), which naturally pulls the average asking price toward the upper end at £402,000.
Momentum varies sharply by listing. The £120,000 semi-detached house on the edge of the Heritage Coast has attracted interest in just 4 days, while the £975,000 detached house near Saxmundham has been on the market for 23 days without yet going under offer. By contrast, a £250,000 terraced house on Church Lane has been on the market for 108 days, and a £275,000 detached property has taken 113 days to reach SSTC status. This is not a simple case of cheaper homes moving fastest, buyer appetite here is clearly led by the specific property and its presentation as much as by price point.
With an SSTC rate of 10.0%, two of the 20 comparable Yoxford listings are currently under offer. That places the village in a more moderate position than some of its immediate neighbours. Middleton’s SSTC rate sits lower at 5.0%, suggesting slightly less buyer urgency there, while Peasenhall runs hotter at 15.0% and Westleton considerably hotter still at 25.0%.
Read together, this suggests Yoxford currently offers buyers reasonable choice without the intense competition seen at Westleton, but sellers are still achieving agreed sales at a steadier pace than in Middleton. It is a market that rewards realistic pricing rather than one that forgives either significant over pricing or significant under pricing.
Momentum in Yoxford is best read through how quickly individual listings are moving rather than a single village-wide figure. Current stock ranges from a property attracting attention within 4 days to others still available after 108 and 113 days on the market. That range, from under a week to well over three months, points to a market with pockets of strong demand rather than uniform pace.
Set against the wider Suffolk market, where properties in the county’s other tracked areas average 474 days on the market, several of Yoxford’s current listings are moving considerably faster than that county-wide pattern, even allowing for the two that have taken longer to attract an offer. This suggests the village is not simply drifting along with the broader county trend, individual listings here are finding buyers on their own timeline.
For buyers, an SSTC rate of 10.0% and a wide price spread of £120,000 to £975,000 means there is genuine choice on the table, but not so much surplus stock that every seller is under pressure. Properties that have sat for 108 or 113 days, such as the Church Lane terraced house and the £275,000 detached property nearby, are the more obvious candidates for a considered offer below asking price.
Sellers of well presented homes should be aware that the fastest moving listings here, the £120,000 semi-detached house and the £975,000 detached house, both attracted interest within 23 days or less, suggesting realistically priced property in this village does not need to sit and wait. Negotiation leverage in Yoxford right now depends heavily on how long a specific property has already been listed, more than on any single village-wide rule of thumb.
We have watched enough of Yoxford’s transactions come and go to know that the village rewards buyers and sellers who pay attention to the small details of location within it. A house fronting the High Street or Main Road carries a different character and different buyer appeal to one set back on Little Street or approached from the Westleton Road, even when the asking prices look similar on paper.
What strikes us most about the current market here is the range, from a £120,000 semi-detached house near the Heritage Coast to a £975,000 detached property, all sitting under the single banner of Yoxford. That kind of spread means generic pricing advice does not serve this village well. It takes local knowledge of streets like Church Lane, The Lane and Oakwood Park to know which comparable actually applies to a given property.
Looking beneath the average asking price of £402,000, the completed Land Registry sales tell their own story. Recent transactions include The Old Mill on Main Road at £595,000 (sold 18 June 2026), Peartree Cottage on The Lane at £525,000 (sold 7 November 2025), and at the more modest end, 44 Oakwood Park, a semi-detached house, at £225,000 (sold 11 May 2026). Sans Souci sold for £885,000 in November 2025, close to the top of the current asking price range.
These completed prices, spanning £225,000 to £885,000 over roughly the past nine months, sit within a similar band to the current asking prices of £120,000 to £975,000, which suggests the current listings are broadly in line with what the village has actually been achieving rather than significantly ahead of the market. Against the Suffolk county average of £387,233, Yoxford’s £402,000 average represents a modest premium of £14,767, or 3.8%, a gap that is consistent with a village of varied but generally comfortable Suffolk housing stock rather than a dramatic outlier.
Buying in Yoxford means accepting from the outset that this is not a village with one typical house or one typical price. You could be looking at a £120,000 semi-detached house on the edge of the Heritage Coast or a £975,000 detached property, and both are genuinely part of the same market. The first practical step is deciding which segment of that £120,000 to £975,000 range actually matches your budget and needs, then focusing comparables tightly within it rather than being swayed by the wider village average of £402,000.
Timing matters too. Some listings here have moved in as little as 4 days, others have taken well over 100 days. If you find a property that fits and is realistically priced, do not assume you have weeks to decide, particularly at the lower end of the market where the £120,000 example shows how quickly interest can build. At the same time, homes that have lingered, like the Church Lane terraced house at 108 days, may leave more room for a considered conversation on price.
Our honest view of Yoxford is that it is a village where the data resists a tidy summary, and that is exactly why local judgement matters. A £975,000 detached house has drawn attention within just 23 days of coming to market, while a £275,000 detached property took 113 days to reach SSTC stage. Price alone does not explain the difference, condition, exact location within the village, and how a property is presented all play a visible part.
We would encourage anyone buying or selling here to treat the £402,000 average as a starting point for orientation only, not as a target figure for any individual property. The real evidence lies in the specific comparables, both the current listings and the completed Land Registry sales, and in understanding which part of Yoxford’s varied housing stock a given property actually belongs to.
For an investor weighing Yoxford, the average asking price of £402,000 sits close to, though above, the Suffolk county average of £387,233, a premium of £14,767 or 3.8%. The SSTC rate of 10.0%, with 2 of 20 comparable listings currently under offer, indicates steady rather than frantic transaction activity.
The wide price range, £120,000 to £975,000, means Yoxford offers entry points at both ends of the investment spectrum within a single village, from smaller terraced and semi-detached stock through to substantial detached houses. Rental demand data specific to Yoxford is not currently available in this report. Investors weighing yield potential alongside these capital figures should request local rental comparables directly.
Detached houses dominate Yoxford’s current listings, accounting for 70% of the 20 comparable properties analysed, or 14 homes. This is the segment doing most of the work in pulling the village average asking price up to £402,000, with examples ranging from a £375,000 four bed house on Little Street to a £975,000 five bed property near Saxmundham. Semi-detached houses make up 20% of listings (4 properties), illustrated by the £120,000 three bed example near the Heritage Coast, and terraced houses represent the smallest slice at 10% (2 properties), such as the £250,000 two bed home on Church Lane.
Because detached stock so heavily outweighs the other two types here, buyers hunting specifically for a semi-detached or terraced property should expect a narrower field of choice at any given time, and may need to move with more urgency when a suitable one appears.
As of this snapshot, six representative listings illustrate the current spread of Yoxford’s market. On the more affordable end, a three bed semi-detached house near the Heritage Coast (IP17 3JA) is listed at £120,000 and has attracted interest within just 4 days. At the opposite extreme, a five bed detached house near Saxmundham (IP17 3JG) is on the market at £975,000, having been listed for 23 days.
In between, a four bed detached house on Little Street (IP17 3JQ) is priced at £375,000 after 49 days on the market, and a four bed detached house near Saxmundham (IP17 3HY) is listed at £550,000 after 72 days. A two bed terraced house on Church Lane (IP17 3ES) has been available for 108 days at £250,000. One property, a two bed detached house near Saxmundham and the Heritage Coast (IP17 3EU) priced at £275,000, has already gone sold subject to contract after 113 days on the market.
Completed sales recorded by the Land Registry for Yoxford over recent months show a similarly wide range to the current asking prices. The Old Mill on Main Road sold for £595,000 on 18 June 2026, a detached property. Peartree Cottage on The Lane, also detached, sold for £525,000 on 7 November 2025. Sans Souci achieved £885,000 on 25 November 2025, while the Old Bakery on High Street sold for £515,000 on 22 December 2025.
At the more modest end, 44 Oakwood Park, a semi-detached house, completed at £225,000 on 11 May 2026, and Woodside on Westleton Road, a detached property, sold for £300,000 on 22 January 2026. These six completed transactions, running from £225,000 to £885,000, confirm that the village genuinely trades across a broad price band rather than the current asking prices being unusually stretched.
Yoxford’s average asking price of £402,000 sits above the Suffolk county average of £387,233 by £14,767, a premium of 3.8%. This is a modest gap rather than a dramatic one, consistent with a village that offers everything from £120,000 starter homes to £975,000 detached houses rather than commanding a uniformly premium position.
On pace, the wider Suffolk market covered in our data averages 474 days on the market across its other tracked areas. Several of Yoxford’s current listings, including ones under offer within 23 days, are moving well ahead of that county-wide figure, though others have taken longer, underlining that Yoxford’s own pace varies property by property rather than tracking the county average closely in either direction.
Set against its closest neighbours, Yoxford’s average price of £402,000 sits below both Peasenhall, where the average price runs £48,000 higher at £450,000 alongside a stronger SSTC rate of 15.0%, and Westleton, which commands a substantially higher average price of £627,500, a difference of £225,500, and a notably brisk SSTC rate of 25.0%.
By contrast, Yoxford’s £402,000 average sits above Middleton, where the average price is £360,850, a difference of £41,150, and where the SSTC rate of 5.0% is the lowest of the three neighbouring areas. Yoxford’s own 10.0% SSTC rate places it between Middleton’s slower pace and the stronger momentum seen at Peasenhall and Westleton.
Yoxford has long sat at something of a crossroads, positioned on the routes linking Saxmundham and the Suffolk Heritage Coast, and that geography shapes much of its housing stock. Walk along the High Street or Main Road and you find period detached and semi-detached houses sitting close by more compact terraced cottages on streets like Church Lane and Little Street, a mix that shows up clearly in the current listings ranging from £120,000 to £975,000.
The village’s proximity to the Heritage Coast is referenced directly in several current listings, and it is a genuine part of Yoxford’s appeal, offering a village setting within easy reach of the coastline without the coastal price premium seen at somewhere like Westleton. Streets such as Oakwood Park and Westleton Road extend the village’s footprint further, and recent completed sales on The Lane and at Sans Souci show that substantial individual properties are very much part of Yoxford’s character alongside its smaller cottages.
Selling in Yoxford means positioning your property correctly within a genuinely wide market, from £120,000 to £975,000 across the current comparable listings. With an SSTC rate of 10.0%, two of 20 comparables currently under offer, sellers should expect a reasonable but not guaranteed pace, and the individual examples show real variation, from properties attracting interest within days to others taking well over 100 days.
The completed Land Registry sales, from £225,000 at 44 Oakwood Park through to £885,000 at Sans Souci, give sellers solid recent evidence to work from when setting an asking price, rather than relying solely on the current asking prices of competing listings. Getting the comparable evidence right, both sold and currently listed, matters more here than following a single village-wide average.
Choosing who represents your property in Yoxford matters more in a village like this than in a market with uniform housing stock. With prices ranging from £120,000 to £975,000 and property types split across detached, semi-detached and terraced houses in very different proportions, 70%, 20% and 10% respectively, an agent needs to know which comparables genuinely apply to your specific property rather than reaching for the nearest village average.
We work from the actual evidence, the current listings on streets such as Little Street and Church Lane, and the completed Land Registry sales on Main Road, The Lane and Oakwood Park, to set a price and a strategy that reflects where a property genuinely sits within Yoxford’s varied market, not where the headline average suggests it should sit.
The Ivybridge Collection tracks Yoxford’s market as one of the villages within our regular Suffolk coverage, following both current listings and completed Land Registry sales as they happen rather than relying on stale averages. Our familiarity extends beyond the headline £402,000 average price to the individual streets, from Main Road and High Street through to Little Street and Oakwood Park, that make up this village’s varied housing stock.
If you are considering buying or selling a property in Yoxford, our local presence means we can speak to how a specific address compares against the real comparables, not just the village-wide figures.
Our professional advice to anyone buying or selling in Yoxford is to treat the village average of £402,000 as context, not as a valuation tool. With prices genuinely spanning £120,000 to £975,000 across just 20 comparable listings, an accurate valuation depends on identifying the small number of truly comparable properties, matched on type, size and location within the village, rather than an average across all of them.
Sellers should weigh both the current asking prices of similar listings and the completed Land Registry sales, since the two can tell slightly different stories, as seen here where completed sales range from £225,000 to £885,000. Buyers should be prepared to act with more urgency on well priced, well presented properties, given that some current listings have attracted interest within days, while allowing that others genuinely justify a longer, more considered negotiation given time already spent on the market. For a property specific assessment, a formal valuation grounded in these actual comparables is more reliable than any single village average.
This report on Yoxford is compiled from a snapshot of the local market taken on 1 August 2026, drawing on 20 comparable current listings, their prices, property types and days on market, alongside completed sale prices recorded by the Land Registry for properties in the village. Figures for the wider Suffolk county context are drawn from the same underlying dataset covering other tracked areas across the county.
Where a figure is not available, such as area specific rental data, we have said so rather than estimating, and all prices and percentages quoted reflect the underlying data as recorded at the time of this snapshot.
Curious what your Yoxford property is actually worth against this village’s real comparables, not just the £402,000 headline average? Our Private Property Brief draws on the current listings and completed Land Registry sales specific to Yoxford to give you an evidence based view of where your property sits. Get in touch with our team to request yours, whether you are weighing up a sale or simply want an honest, current read on the market.
For a fuller picture of the surrounding market, our reports on Peasenhall, Westleton and Middleton each cover the same kind of detailed pricing, SSTC and comparable listing data as this Yoxford report. Together they help place Yoxford’s £402,000 average, and its 10.0% SSTC rate, in the context of a wider stretch of Suffolk villages, from Westleton’s stronger £627,500 average through to Middleton’s more modest £360,850.
