Yoxford’s for-sale market is unusually narrow at this snapshot, taken on 27 September 2026: just one property is listed, priced at £975,000, and it has not yet gone to SSTC. That single listing defines the current price range of £975,000 to £975,000, and with an SSTC rate of 0.0% the village is classified as an Extreme Buyers’ Market. Average days on market across Yoxford stand at 80 days, considerably faster than the wider Suffolk county figure of 366 days, even though this particular listing has not yet attracted an accepted offer. For a fuller picture of what actually changes hands in the village, the Land Registry’s six most recent completed sales, ranging from £225,000 to £885,000, offer a far broader view than this single asking price can.
Yoxford market snapshot, 27 September 2026
With only one property listed in Yoxford at this snapshot, it is not possible to describe a village-wide pricing trend in the way a larger sample would allow. What the data does show is a clear gap between the historical pace of sales and the present moment: the average of 80 days on market is far shorter than the Suffolk county average of 366 days, yet the single current listing carries an SSTC rate of 0.0%, meaning it has not yet moved to an accepted offer. The six Land Registry sales completed since November 2025 show prices from £225,000 to £885,000, a spread that the single live listing at £975,000 sits above entirely.
Yoxford currently sits in an Extreme Buyers’ Market position, driven by an SSTC rate of 0.0% against the one property actively for sale. That places it alongside Darsham, whose own SSTC rate also stands at 0.0% despite a close average price of £950,000, a difference of just £25,000 against Yoxford. Sibton, by contrast, shows a positive SSTC rate of 13.9%, suggesting sharper buyer activity at a considerably lower average price of £396,587. Peasenhall’s average price runs £262,500 above Yoxford’s at £1,237,500, with its own SSTC rate also sitting at 0.0%.
Momentum is difficult to read from a single live listing, so the more telling figure here is the average days on market of 80 days, a pace markedly quicker than the 366-day Suffolk county average. That historical speed has not yet translated into the current listing moving to SSTC, which stands at 0.0%. The completed Land Registry sales offer the clearest evidence of recent activity: all six sales recorded completed between November 2025 and July 2026, with the most recent, Pinns Cottage on Brook Street, completing on 31 July 2026 at £319,000.
For a buyer, the current conditions in Yoxford are about as favourable as the data allows: one property for sale, an SSTC rate of 0.0%, and a market classified as an Extreme Buyers’ Market. There is no competing accepted offer to outbid, and the figures show no built-in evidence of urgency on the seller’s side. Sellers, meanwhile, should treat the 80-day average days on market as a realistic historical benchmark for how long serious interest typically takes to convert in this village, well short of the 366-day Suffolk average, even though the present listing has not yet reached that point.
We keep a close eye on Yoxford precisely because its market rarely behaves like a straightforward average. At the moment there is a single property carrying the whole of the village’s current asking-price data, a £975,000 house, and that naturally shapes how we advise anyone asking what their own Yoxford home might fetch. Our experience across this wider stretch of Suffolk tells us that a thin snapshot like this one needs to be read alongside the completed Land Registry sales rather than in isolation. We treat each Yoxford instruction individually, matching it against the actual transactions the village has produced rather than a single headline asking price.
The single current listing in Yoxford, priced at £975,000, sits well above every one of the six Land Registry sales completed in the village over the past year, which range from £225,000 for 44 Oakwood Park, a semi-detached house sold 11 May 2026, to £885,000 for Sans Souci, sold 25 November 2025. Of those six completed sales, three were detached houses, one semi-detached, and two recorded as other property types, a mix that shows Yoxford’s transaction history is considerably broader than the current single listing suggests. The 80-day average days on market, set against a 0.0% SSTC rate on the one active listing, points to a property that has not yet attracted an accepted offer, despite sitting within a village where recent completed sales have ranged widely in both price and property type.
Buying in Yoxford right now means engaging with a market that currently offers exactly one property, priced at £975,000, rather than a shortlist to choose from. A buyer serious about the village needs to look past this single asking price and study the Land Registry record, where recent completions have ranged from £225,000 to £885,000 across detached, semi-detached and other property types, to understand what realistic value looks like at different points in Yoxford. With an SSTC rate of 0.0% on the current listing, a buyer is not working against a competing accepted offer, which gives genuine room for a considered, evidence-based approach to any offer made.
Our considered view of Yoxford is that a single live listing should never be mistaken for the whole story. A £975,000 house currently on the market tells a buyer very little on its own, but set against six completed Land Registry sales running from £225,000 to £885,000 over the past year, it becomes possible to judge whether that price reflects the property itself or simply the thin state of current supply. We would encourage anyone weighing a purchase or sale here to ask for that fuller transaction history rather than relying on the average alone, because in a village this small, one listing genuinely is the average.
An investor looking at Yoxford today is working with a very small live sample, a single listing at £975,000 and an SSTC rate of 0.0%, so the more useful reference points are the completed Land Registry sales, which total six transactions ranging from £225,000 to £885,000 over the past year. Against the Suffolk county average price of £806,940, Yoxford’s current average asking price of £975,000 runs £168,060, or 20.8%, higher, while its 80-day average days on market is 286 days faster than the county’s 366-day average. That combination, a premium price point alongside historically quicker turnover, is the core data point for anyone assessing Yoxford against other Suffolk villages.
Yoxford’s current live listing offers no property type comparison, since it is a single property priced at £975,000. The more informative picture comes from the six completed Land Registry sales, split three Detached, one Semi-Detached and two recorded as other property types, with completed prices running from £225,000 for a semi-detached house to £885,000 for a property recorded as other. This spread confirms that property type, alongside location within the village, has historically been a significant driver of final sale price in Yoxford, even where the current asking price shows no such variation.
At this snapshot, Yoxford has exactly one property actively for sale, priced at £975,000, and it has not moved to SSTC. There is no price range to describe beyond this single figure, and the average days on market of 80 days gives a sense of the pace at which a property of this kind might typically progress, though this listing has not yet reached that point. Anyone searching the village right now will find this the only live option, making the completed Land Registry sales the more useful reference for gauging value elsewhere in Yoxford.
The Land Registry records six completed sales in Yoxford over the past year. Pinns Cottage on Brook Street sold for £319,000, detached, on 31 July 2026. The Old Mill on Main Road sold for £595,000, detached, on 18 June 2026. 44 Oakwood Park sold for £225,000, semi-detached, on 11 May 2026. Woodside on Westleton Road sold for £300,000, detached, on 22 January 2026. Old Bakery on High Street sold for £515,000, recorded as other, on 22 December 2025. Sans Souci sold for £885,000, recorded as other, on 25 November 2025. These six completed transactions, not the current single asking price, represent the clearest evidence of what Yoxford property has actually achieved in the market.
Yoxford’s average asking price of £975,000 sits £168,060 above the Suffolk county average of £806,940, a premium of 20.8%. Its average days on market of 80 days is considerably faster than the 366-day county average, 286 days fewer, even though the single current listing has not yet gone SSTC. Taken together, these figures describe a village with a higher price point than the Suffolk average but a history of quicker transaction times than the county typically sees.
Against its nearest neighbours, Yoxford’s average price of £975,000 sits above Sibton, where the average is £396,587, a difference of £578,413, and above Darsham, where the average of £950,000 is far closer, just £25,000 below Yoxford. Peasenhall runs the other way, with an average price of £1,237,500, some £262,500 above Yoxford. On SSTC activity, Sibton stands apart with a rate of 13.9%, while both Darsham and Peasenhall share Yoxford’s current 0.0% SSTC rate, suggesting this is a quieter period for accepted offers across this immediate cluster of villages rather than a pattern unique to Yoxford.
Yoxford is one of those Suffolk villages built around a crossroads, where the High Street and Main Road meet on the route between Saxmundham and the Heritage Coast villages further east. The village retains a strong run of period cottages and more substantial detached houses, many with the kind of frontage and plot size that explains why individual properties here can command prices well above the typical Suffolk village. Amenities are modest but genuine, a village shop, a church, and the kind of settled, rural pace that draws buyers away from Suffolk’s coastal honeypots without taking them far from the A12 corridor. It is a village people tend to move to for the setting and the building itself, rather than for a long list of facilities on the doorstep.
Selling in Yoxford at present means being the only property on the market, which is both an opportunity and a responsibility. With an SSTC rate of 0.0% and a historical average of 80 days on market, a seller here is not competing against other live listings for buyer attention, but nor is there a queue of recent accepted offers to point to as evidence of current demand. The six completed Land Registry sales, from £225,000 to £885,000, remain the most credible evidence a seller can draw on when setting an asking price, since they reflect what buyers have actually paid in the village rather than what is currently being asked.
In a village where the entire current for-sale market consists of one property, choosing an agent with a genuine record across Yoxford’s full range of sales, not just its live listings, matters a great deal. We track both the current listing and the completed Land Registry transactions, from £225,000 semi-detached sales to £885,000 properties, so that our valuations and our advice to buyers are grounded in what has actually happened in the village rather than a single asking price. That approach matters most exactly when the live market is this thin, because a headline average of £975,000 reflects one property, not the village as a whole.
The Ivybridge Collection follows Yoxford as part of our regular coverage of this stretch of Suffolk, tracking both the current live listing and the completed Land Registry sales as they are recorded, rather than relying on a snapshot taken once and left unchanged. Our familiarity with the village extends to its immediate neighbours, which means we can set any single Yoxford instruction against genuine comparable data from across the local area, not just the village’s own limited current stock.
Our professional advice for Yoxford at this snapshot is straightforward: do not value a property against the single current asking price of £975,000 alone. With only one listing live and an SSTC rate of 0.0%, there is no meaningful asking-price trend to extrapolate from, and the Land Registry’s six completed sales, spanning £225,000 to £885,000 across a mix of detached, semi-detached and other property types, remain the more reliable evidence base. Anyone pricing a sale or assessing an offer here should ask to see that full transaction history, and should weigh the 80-day average days on market, itself far faster than the 366-day Suffolk county average, as a historical benchmark rather than a guarantee for any individual property.
This report reflects a snapshot of the Yoxford market taken on 27 September 2026, covering one current listing, its price and days-on-market data, alongside six completed sales recorded by the Land Registry over the preceding year. Comparative figures for Sibton, Darsham, Peasenhall and the Suffolk county average are drawn from the same coverage at the same snapshot date. Figures will shift as the single current listing progresses, or as further transactions complete and are registered.
If you are weighing a move in Yoxford, whether buying the one current listing, selling into a market with no competing stock, or simply trying to understand what £975,000 actually buys here against the £225,000 to £885,000 range the village has produced in completed sales, our Private Property Brief can set out the real comparables rather than the headline average. Get in touch for a conversation grounded in Yoxford’s actual transaction history, not a generic estimate.
For the fuller picture around Yoxford, our market reports for Sibton, Darsham and Peasenhall cover the same current listing, SSTC and Land Registry sold-price detail for each of those villages. Together with this Yoxford report, they give a genuine sense of how prices and buyer activity vary across this small cluster of Suffolk villages, rather than treating any one of them in isolation.
