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Hilborough market report IP26, Thetford
The standing IP26 (Hilborough) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 4,880 sales registered with HM Land Registry in IP26 (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 July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical IP26 (Thetford) home changed hands for £265,000 in 2026 (median of 37 registered sales, down 1% on five years earlier), with the mean at £305,000, and by floor area homes here have averaged about £2,880 per square metre over the last five years. Source: 4,880 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district IP26 covering Hilborough, Feltwell, Methwold sits in Thetford. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where IP26 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.
IP26 sold prices: where the market stands
Take the 37 registered 2026 sales in IP26 and the middle price, the median, is £265,000. The mean lands at £305,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in IP26
Averaged across five years of sales, floor space in IP26 costs about £2,880 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Against a national (England and Wales) median of £285,000, IP26 runs 7% below it.
A typical IP26 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £265,000 | £265,000 | 37 |
| 2025 | £270,000 | £276,457 | 149 |
| 2024 | £255,000 | £271,117 | 142 |
| 2023 | £280,000 | £307,652 | 117 |
| 2022 | £300,000 | £351,784 | 177 |
| 2021 | £267,500 | £338,690 | 186 |
| 2020 | £245,000 | £317,893 | 149 |
| 2019 | £224,000 | £293,610 | 128 |
| 2018 | £225,000 | £299,929 | 126 |
| 2017 | £204,000 | £278,236 | 147 |
| 2016 | £215,000 | £300,787 | 170 |
| 2015 | £185,000 | £261,405 | 129 |
| 2014 | £167,000 | £236,919 | 172 |
| 2013 | £155,000 | £223,030 | 125 |
| 2012 | £145,000 | £213,422 | 115 |
| 2011 | £149,000 | £224,933 | 125 |
| 2010 | £162,000 | £254,058 | 113 |
| 2009 | £147,500 | £237,108 | 86 |
| 2008 | £170,200 | £278,994 | 96 |
| 2007 | £161,500 | £273,949 | 180 |
| 2006 | £165,000 | £286,419 | 207 |
| 2005 | £154,000 | £274,058 | 160 |
| 2004 | £151,500 | £275,154 | 202 |
| 2003 | £130,000 | £239,492 | 194 |
| 2002 | £108,000 | £203,201 | 221 |
| 2001 | £80,000 | £153,796 | 177 |
| 2000 | £77,000 | £151,113 | 189 |
| 1999 | £68,000 | £135,520 | 187 |
| 1998 | £60,000 | £121,114 | 234 |
| 1997 | £58,000 | £118,946 | 179 |
| 1996 | £51,200 | £107,979 | 151 |
| 1995 | £50,200 | £109,127 | 110 |
In cash terms the typical IP26 home went from £50,200 in 1995 to £265,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 143%, 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 25% 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 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 (+35.0% on the year before); the weakest, 2009 (−13.3%). 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, 63% of the typed total. In 2003, the last year both were recorded here, a detached home traded at £145,000 against £62,500 for a flat, 2.3 times the price.
Median by property type, IP26
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 | £320,000 | 23 | 3,023 |
| Semi-detached | £230,000 | 9 | 1,261 |
| Terraced | £190,000 (2025) | – | 533 |
| Flats | £62,500 (2003) | – | 10 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.9% | −4.1% |
| 5 years (since 2021) | −0.2% | −4.8% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.4% | −0.4% |
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
The year-by-year sales count
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.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
IP26 recorded 94 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 191 sales a year before the financial crisis and 124 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the IP26 market
This is a thin market: 94 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.
Rents around IP26
For renting purposes IP26 sits in King's Lynn and West Norfolk. The ONS average private rent there is £935 a month (May 2026). A one-bed averages £646 a month here and a four-or-more-bed £1,502, so size does most of the work in setting the rent.
Average monthly rent by size, King's Lynn and West Norfolk
ONS Price Index of Private Rents, May 2026.
Set against the £265,000 median sold price, £935 a month is £11,220 a year, a gross yield of 4.2%: 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.
Searches that land here, answered
These are the recorded searches for the wider IP report family, answered with this page's own figures.
For searches like ipswich rental market
: the ONS puts the average private rent in King's Lynn and West Norfolk at £935 a month, a gross yield of about 4.2% against the £265,000 median. The full rent section below breaks it down by size.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Asked and answered: IP26 (Hilborough)
Are property prices falling in IP26 (Hilborough)?
Is IP26 (Hilborough) a good place to buy a house?
How much did a house sell for in IP26 (Hilborough)?
Are IP26 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 22% 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 IP26 right now
Everything above is what homes in IP26 sold for. This is what you could actually buy today: 35 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 9% above the IP26 median sold price.
26% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Little London Lane, Northwold, Thetford
- Malsters Close, Mundford, Thetford
- Lynford Cottages, Lynford, THETFORD
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every IP26 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.
Bedroom by bedroom: IP prices by size
What homes of each size actually sold for across the IP area, from the Land Registry record. 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 | — | £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
IP26 ranks 20 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.
Winners and losers across the IP area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside IP26, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| IP26 4 | £263,000 | 29 |
| IP26 5 | £355,000 | 8 |
How IP26 compares nearby
Same city, different markets. The dearest districts of the IP area, and IP26 itself, which ranks 25 of 33 by median price:
| District | Median | 5-year |
|---|---|---|
| IP15 | £543,200 | +25% |
| IP10 | £480,000 | +7% |
| IP29 | £418,800 | +13% |
| IP13 | £370,000 | -3% |
| IP5 | £345,000 | +13% |
| IP31 | £343,500 | +1% |
| IP18 | £335,000 | -33% |
| IP30 | £330,000 | -6% |
| IP12 | £327,500 | -8% |
| IP8 | £325,000 | +8% |
| IP9 | £325,000 | -1% |
| IP17 | £325,000 | +0% |
| IP7 | £320,000 | -6% |
| IP21 | £312,800 | -3% |
| IP23 | £307,500 | -7% |
| IP22 | £294,000 | -2% |
| IP14 | £280,000 | +2% |
| IP20 | £280,000 | +0% |
| IP33 | £280,000 | -3% |
| IP28 | £276,900 | +4% |
| IP32 | £275,000 | -10% |
| IP11 | £271,200 | +2% |
| IP16 | £269,000 | +0% |
| IP26 (this report) | £265,000 | -1% |
Selling a home in IP26? 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 IP26, use the average prices map for a rough value: zoom from IP26's shading down to the sold homes on your own street. The figures above are every recorded IP26 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim IP26.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about IP26. Free, with a one click sign in.
Two maps carry on from here: every IP26 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.