Local market reports › IP area › IP26 › IP26 5
Hilborough market report IP26 5, Thetford
The IP26 5 (Hilborough) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 1,880 completed sales registered with HM Land Registry in IP26 5 (Thetford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 8 registered 2026 sales put the IP26 5 (Thetford) median at £355,000, up 41% on five years earlier, with a mean of £361,900, and by floor area homes here have averaged about £3,050 per square metre over the last five years. Everything rests on 1,880 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like IP26 5 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 5 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.
The going rate for a home in IP26 5
8 sales were registered in IP26 5 in 2026, and the middle one of them, the median, went for £355,000. The mean works out at £361,900, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in IP26 5
Per square metre, IP26 5 homes have averaged around £3,050 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
England and Wales as a whole trade at a £285,000 median, leaving IP26 5 25% above the national figure.
A typical IP26 5 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 | £355,000 | £355,000 | 8 |
| 2025 | £259,000 | £265,193 | 50 |
| 2024 | £260,000 | £276,433 | 50 |
| 2023 | £276,500 | £303,806 | 50 |
| 2022 | £325,000 | £381,100 | 71 |
| 2021 | £252,500 | £319,698 | 66 |
| 2020 | £245,000 | £317,893 | 56 |
| 2019 | £228,500 | £299,509 | 46 |
| 2018 | £226,000 | £301,262 | 57 |
| 2017 | £215,000 | £293,238 | 55 |
| 2016 | £209,000 | £292,393 | 67 |
| 2015 | £195,000 | £275,535 | 47 |
| 2014 | £175,000 | £248,268 | 65 |
| 2013 | £172,500 | £248,210 | 50 |
| 2012 | £155,000 | £228,141 | 50 |
| 2011 | £165,000 | £249,087 | 57 |
| 2010 | £164,500 | £257,978 | 50 |
| 2009 | £172,000 | £276,491 | 33 |
| 2008 | £178,000 | £291,780 | 39 |
| 2007 | £178,000 | £301,938 | 53 |
| 2006 | £171,000 | £296,834 | 75 |
| 2005 | £165,000 | £293,634 | 65 |
| 2004 | £157,500 | £286,051 | 83 |
| 2003 | £136,500 | £251,466 | 74 |
| 2002 | £123,800 | £232,929 | 70 |
| 2001 | £87,500 | £168,214 | 76 |
| 2000 | £80,000 | £157,000 | 65 |
| 1999 | £68,000 | £135,520 | 68 |
| 1998 | £60,800 | £122,729 | 93 |
| 1997 | £63,000 | £129,200 | 79 |
| 1996 | £58,000 | £122,319 | 63 |
| 1995 | £55,500 | £120,648 | 49 |
In cash terms the typical IP26 5 home went from £55,500 in 1995 to £355,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 194%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 7% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the IP26 5 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 (+41.5% on the year before); the weakest, 2023 (−14.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +37.1% | +33.9% |
| 5 years (since 2021) | +7.1% | +2.1% |
| 10 years (since 2016) | +5.4% | +2.0% |
| 20 years (since 2006) | +3.7% | +0.9% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
IP26 5 recorded 8 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 70 sales a year before the financial crisis and 46 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around IP26 5
For renting purposes IP26 5 sits in Breckland. The ONS average private rent there is £920 a month (May 2026). A one-bed averages £659 a month here and a four-or-more-bed £1,507, so size does most of the work in setting the rent.
Average monthly rent by size, Breckland
ONS Price Index of Private Rents, May 2026.
Against the £355,000 median purchase price, a rent of £920 a month (£11,040 a year) works out at a 3.1% 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.
The shape of the IP26 5 market
This is a thin market: 8 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. Within IP26, this sector trades 34% above the district median: one of the dearer corners of its district.
What people ask about IP26 5 (Hilborough)
Are property prices falling in IP26 5 (Hilborough)?
Is IP26 5 (Hilborough) a good place to buy a house?
How much did a house sell for in IP26 5 (Hilborough)?
Will IP26 5 prices rise from here?
The record answers a different question than "what happens next": the median is up 41% over five years in cash and up 11% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in IP26 right now
Turning to what is actually available: 35 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole IP26 district, not just IP26 5: 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.
What another bedroom costs in IP
Real sold prices by size across the IP area, straight 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the IP area is the point: the same five years treated these districts very differently.
IP area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in IP26
Sector boundaries hide real price steps. The rest of IP26, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP26 4 | £263,000 | 29 |
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 5: 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 5'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim IP26 5.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to IP26 5. Free after a one click sign in.
The live map plots every individual IP26 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on 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.