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Watton market report IP25, Thetford
The standing IP25 (Watton) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 11,820 sales registered with HM Land Registry in IP25 (Thetford) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for IP25 (Thetford) is £251,500, from 176 registered sales, up 4% on five years earlier; the mean is £266,600, and by floor area homes here have averaged about £2,920 per square metre over the last five years. Behind the figures sit 11,820 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
IP25 is a postcode district covering Watton, Shipdham, Saham Toney in Thetford. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where IP25 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What a home in IP25 sells for
Across 176 registered 2026 sales, the typical (median) IP25 home went for £251,500. The mean is £266,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in IP25
By floor space, homes in IP25 have sold for about £2,920 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts IP25 12% below the country at large.
The price of a typical IP25 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £251,500 | £251,500 | 176 |
| 2025 | £250,000 | £255,978 | 352 |
| 2024 | £270,000 | £287,065 | 317 |
| 2023 | £250,000 | £274,689 | 348 |
| 2022 | £262,500 | £307,811 | 444 |
| 2021 | £242,000 | £306,403 | 565 |
| 2020 | £225,000 | £291,942 | 397 |
| 2019 | £208,000 | £272,638 | 457 |
| 2018 | £205,000 | £273,269 | 425 |
| 2017 | £206,000 | £280,963 | 449 |
| 2016 | £185,000 | £258,817 | 453 |
| 2015 | £168,500 | £238,091 | 429 |
| 2014 | £160,000 | £226,988 | 421 |
| 2013 | £145,000 | £208,641 | 343 |
| 2012 | £146,500 | £215,630 | 267 |
| 2011 | £142,800 | £215,573 | 302 |
| 2010 | £150,000 | £235,239 | 271 |
| 2009 | £143,000 | £229,874 | 233 |
| 2008 | £150,000 | £245,882 | 199 |
| 2007 | £156,200 | £264,959 | 508 |
| 2006 | £160,000 | £277,740 | 441 |
| 2005 | £142,000 | £252,703 | 339 |
| 2004 | £140,000 | £254,267 | 348 |
| 2003 | £116,500 | £214,621 | 413 |
| 2002 | £92,500 | £174,038 | 379 |
| 2001 | £80,000 | £153,796 | 394 |
| 2000 | £65,500 | £128,544 | 381 |
| 1999 | £60,000 | £119,577 | 435 |
| 1998 | £56,500 | £114,049 | 411 |
| 1997 | £52,500 | £107,667 | 370 |
| 1996 | £47,000 | £99,121 | 288 |
| 1995 | £47,500 | £103,258 | 265 |
In cash terms the typical IP25 home went from £47,500 in 1995 to £251,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 144%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 18% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP25 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+25.9% on the year before); the weakest, 2025 (−7.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 55% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £305,000 against £115,000 for a flat, 2.7 times the price.
Median by property type, IP25
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £280,000 | 99 | 6,432 |
| Semi-detached | £230,000 | 41 | 2,877 |
| Terraced | £195,000 | 32 | 2,273 |
| Flats | £115,000 (2025) | – | 211 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | +0.6% | −1.7% |
| 5 years (since 2021) | +0.8% | −3.9% |
| 6 years (since 2020) | +1.9% | −2.5% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +2.3% | −0.5% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
IP25 recorded 297 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 327 sales a year recently, against 400 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
Reading the IP25 market
Detached homes made up 55% of last year's sales, an unusually house-heavy mix that keeps the median well above what a flat or terrace here goes for. Among the 33 measurable districts of its area, IP25 ranks 28 by median price: towards the affordable end.
Rents around IP25
IP25 falls under Breckland, where the ONS puts the average private rent at £920 a month (May 2026 figures). The spread runs from £659 a month for a typical one-bed to £1,507 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Breckland
ONS Price Index of Private Rents, May 2026.
Against the £251,500 median purchase price, a rent of £920 a month (£11,040 a year) works out at a 4.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
IP25 (Watton): the questions that come up
Are property prices falling in IP25 (Watton)?
Is IP25 (Watton) a good place to buy a house?
How much did a house sell for in IP25 (Watton)?
Will IP25 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 4% over five years in cash but down 18% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in IP25 right now
Everything above is what homes in IP25 sold for. This is what you could actually buy today: 47 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 1% below the IP25 median sold price.
Set against 297 registered sales in the last twelve months, the 47 homes on the market here are roughly 2 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
28% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every IP25 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What is for sale against what sells in IP25
Terraced homes are 25% of what is listed in IP25 but 15% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 53% | 54% |
| Semi-detached | 22% | 28% |
| Terraced | 25% | 15% |
| Flats | 0% | 3% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side (9 of them here).
The IP25 sales calendar
Take the 2,026 IP25 sales dated 2021 to 2025 and sort them by month: June completions lead with 10.3% of the total, January trails with 6.1%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 123 | 6.1% |
| February | 162 | 8.0% |
| March | 186 | 9.2% |
| April | 137 | 6.8% |
| May | 163 | 8.0% |
| June | 208 | 10.3% |
| July | 161 | 7.9% |
| August | 161 | 7.9% |
| September | 196 | 9.7% |
| October | 173 | 8.5% |
| November | 184 | 9.1% |
| December | 172 | 8.5% |
Bedroom by bedroom: IP prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the IP area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £270,000 | £303,250 (+12%) | £355,000 (+17%) | £442,550 (+25%) | £540,000 (+22%) |
| Semi-detached | £210,000 | £238,000 (+13%) | £268,500 (+13%) | £320,000 (+19%) | £400,000 (+25%) |
| Terraced | £161,000 | £205,000 (+27%) | £230,000 (+12%) | £280,000 (+22%) | £330,000 (+18%) |
| Flat | £125,000 | £157,000 (+26%) | £211,000 (+34%) | £290,000 (+37%) | £402,500 (+39%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
IP25 ranks 11 of 33 in the IP area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Five-year change in the median, IP area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP25, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How IP25 compares nearby
Same city, different markets. The dearest districts of the IP area, and IP25 itself, which ranks 28 of 33 by median price:
| District | Median | 5-year |
|---|---|---|
| IP15 | £546,500 | +26% |
| IP10 | £480,000 | +7% |
| IP29 | £412,500 | +11% |
| IP18 | £375,000 | -25% |
| IP13 | £366,000 | -4% |
| IP31 | £350,000 | +3% |
| IP5 | £347,500 | +14% |
| IP12 | £340,000 | -4% |
| IP30 | £340,000 | -3% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP8 | £320,000 | +7% |
| IP9 | £320,000 | -2% |
| IP23 | £320,000 | -3% |
| IP21 | £308,200 | -4% |
| IP22 | £294,000 | -2% |
| IP20 | £285,000 | +2% |
| IP14 | £280,000 | +2% |
| IP32 | £280,000 | -8% |
| IP33 | £280,000 | -3% |
| IP28 | £278,800 | +5% |
| IP6 | £275,000 | -4% |
| IP19 | £272,500 | -4% |
| IP25 (this report) | £251,500 | +4% |
Selling a home in IP25? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in IP25, use the average prices map for a rough value: zoom from IP25's shading down to the sold homes on your own street. The figures above are every recorded IP25 sale; agents price with this same Land Registry record, and now you have it too.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP25. Free, with a one click sign in.
Two maps carry on from here: every IP25 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.