Local market reports › IP area › IP26 › IP26 4
Hilborough market report IP26 4, Thetford
The IP26 4 (Hilborough) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,000 registered sales in IP26 4 (Thetford) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 29 registered 2026 sales put the IP26 4 (Thetford) median at £263,000, down 5% on five years earlier, with a mean of £289,400, and by floor area homes here have averaged about £2,790 per square metre over the last five years. Everything rests on 3,000 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like IP26 4 is a single group of streets within IP26 (Thetford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where IP26 4 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 buyers actually paid in IP26 4
The IP26 4 median stands at £263,000 for 2026, built from 29 registered sales; the mean, the figure usually quoted as the "average house price", is £289,400, a little above it, the familiar pattern where pricier homes stretch the average.
IP26 4 prices by floor area
The last five years of sales put IP26 4 at roughly £2,790 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, IP26 4 sits 8% below the national market.
A typical IP26 4 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £263,000 | £263,000 | 29 |
| 2025 | £270,000 | £276,457 | 99 |
| 2024 | £250,000 | £265,801 | 92 |
| 2023 | £280,000 | £307,652 | 67 |
| 2022 | £287,800 | £337,478 | 106 |
| 2021 | £276,500 | £350,085 | 120 |
| 2020 | £240,000 | £311,405 | 93 |
| 2019 | £216,000 | £283,124 | 82 |
| 2018 | £222,000 | £295,930 | 69 |
| 2017 | £190,000 | £259,141 | 92 |
| 2016 | £215,000 | £300,787 | 103 |
| 2015 | £177,500 | £250,808 | 82 |
| 2014 | £164,000 | £232,663 | 107 |
| 2013 | £146,000 | £210,079 | 75 |
| 2012 | £134,000 | £197,231 | 65 |
| 2011 | £133,000 | £200,779 | 68 |
| 2010 | £152,000 | £238,375 | 63 |
| 2009 | £133,000 | £213,799 | 53 |
| 2008 | £155,000 | £254,078 | 57 |
| 2007 | £158,000 | £268,012 | 127 |
| 2006 | £160,000 | £277,740 | 132 |
| 2005 | £146,000 | £259,821 | 95 |
| 2004 | £146,000 | £265,165 | 119 |
| 2003 | £120,000 | £221,069 | 120 |
| 2002 | £100,000 | £188,149 | 151 |
| 2001 | £73,500 | £141,300 | 101 |
| 2000 | £74,000 | £145,225 | 124 |
| 1999 | £66,000 | £131,535 | 119 |
| 1998 | £60,000 | £121,114 | 141 |
| 1997 | £51,000 | £104,591 | 100 |
| 1996 | £44,500 | £93,849 | 88 |
| 1995 | £46,500 | £101,084 | 61 |
In cash terms the typical IP26 4 home went from £46,500 in 1995 to £263,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 160%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the IP26 4 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 2002 (+36.1% on the year before); the weakest, 2009 (−14.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What IP26 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.6% | −4.9% |
| 5 years (since 2021) | −1.0% | −5.6% |
| 10 years (since 2016) | +2.0% | −1.3% |
| 20 years (since 2006) | +2.5% | −0.3% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
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 register shows 29 IP26 4 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 121 sales a year before the financial crisis and 79 a year over the last five. 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.
Rents around IP26 4
IP26 4 falls under King's Lynn and West Norfolk, where the ONS puts the average private rent at £935 a month (May 2026 figures). The spread runs from £646 a month for a typical one-bed to £1,502 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, King's Lynn and West Norfolk
ONS Price Index of Private Rents, May 2026.
Set against the £263,000 median sold price, £935 a month is £11,220 a year, a gross yield of 4.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the IP26 4 market
This is a thin market: 29 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
What people ask about IP26 4 (Hilborough)
Is IP26 4 (Hilborough) a good place to buy a house?
How much did a house sell for in IP26 4 (Hilborough)?
Are property prices falling in IP26 4 (Hilborough)?
Will IP26 4 prices rise from here?
The record answers a different question than "what happens next": the median is down 5% over five years in cash but down 25% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in IP26 today
This is what you could actually buy today: 35 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole IP26 district, not just IP26 4: live asking prices are collected per district.
Of everything listed here, 26% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Little London Lane, Northwold, Thetford
- Malsters Close, Mundford, Thetford
- Lynford Cottages, Lynford, THETFORD
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every IP26 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Moving up a bedroom in IP: the cost
What homes of each size actually sold for across the IP area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £297,500 | £400,000 (+34%) | £587,000 (+47%) | £800,000 (+36%) |
| Semi-detached | £215,000 | £252,000 (+17%) | £295,000 (+17%) | £380,750 (+29%) | £527,500 (+39%) |
| Terraced | £195,000 | £220,000 (+13%) | £260,000 (+18%) | £337,500 (+30%) | £510,000 (+51%) |
| Flat | £136,750 | £180,000 (+32%) | £290,000 (+61%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the IP area is the point: the same five years treated these districts very differently.
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.
Other sectors in IP26
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of IP26, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP26 5 | £355,000 | 8 |
Zoom out to the full IP26 district report for the type split, monthly volumes and how IP26 compares with its neighbours.
Before you sell in IP26 4: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at IP26 4's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP26 4.
Go deeper
Behind the answers sits the same Land Registry record as this page, with IP26 4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every IP26 4 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.