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Banham market report NR16 1, Norwich
The NR16 1 (Banham) 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: 2,594 completed sales registered with HM Land Registry in NR16 1 (Norwich) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 22 registered 2026 sales put the NR16 1 (Norwich) median at £402,800, up 7% on five years earlier, with a mean of £399,200, and by floor area homes here have averaged about £3,390 per square metre over the last five years. Everything rests on 2,594 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
NR16 1 is one sector of NR16 (Norwich): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where NR16 1 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 NR16 1
Take the 22 registered 2026 sales in NR16 1 and the middle price, the median, is £402,800. The mean lands at £399,200, nearly identical to it, meaning sales cluster closely around the typical figure.
House prices per square metre in NR16 1
By floor space, homes in NR16 1 have sold for about £3,390 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.
England and Wales as a whole trade at a £285,000 median, leaving NR16 1 41% above the national figure.
NR16 1's median sold price, 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 | £402,800 | £402,800 | 22 |
| 2025 | £425,000 | £435,163 | 75 |
| 2024 | £340,000 | £361,490 | 59 |
| 2023 | £415,000 | £455,984 | 64 |
| 2022 | £395,000 | £463,183 | 86 |
| 2021 | £375,000 | £474,798 | 131 |
| 2020 | £351,000 | £455,430 | 94 |
| 2019 | £312,500 | £409,613 | 66 |
| 2018 | £320,000 | £426,566 | 79 |
| 2017 | £376,200 | £513,099 | 86 |
| 2016 | £320,000 | £447,683 | 77 |
| 2015 | £291,500 | £411,890 | 78 |
| 2014 | £247,500 | £351,122 | 83 |
| 2013 | £195,000 | £280,586 | 83 |
| 2012 | £236,800 | £348,540 | 62 |
| 2011 | £246,000 | £371,365 | 68 |
| 2010 | £260,000 | £407,747 | 61 |
| 2009 | £200,000 | £321,502 | 75 |
| 2008 | £220,000 | £360,626 | 49 |
| 2007 | £250,000 | £424,070 | 87 |
| 2006 | £226,500 | £393,175 | 137 |
| 2005 | £195,000 | £347,021 | 87 |
| 2004 | £194,200 | £352,705 | 96 |
| 2003 | £183,000 | £337,130 | 83 |
| 2002 | £150,000 | £282,224 | 103 |
| 2001 | £127,000 | £244,151 | 97 |
| 2000 | £100,000 | £196,250 | 97 |
| 1999 | £91,800 | £182,953 | 96 |
| 1998 | £69,500 | £140,291 | 74 |
| 1997 | £69,500 | £142,530 | 88 |
| 1996 | £73,000 | £153,954 | 82 |
| 1995 | £65,000 | £141,300 | 69 |
In cash terms the typical NR16 1 home went from £65,000 in 1995 to £402,800 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 185%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2017; the current median sits about 21% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the NR16 1 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 1999 (+32.1% on the year before); the weakest, 2024 (−18.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −5.2% | −7.4% |
| 5 years (since 2021) | +1.4% | −3.2% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Sales activity in NR16 1
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 22 NR16 1 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 98 sales a year before the financial crisis and 61 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.
Rents around NR16 1
For renting purposes NR16 1 sits in South Norfolk. The ONS average private rent there is £981 a month (May 2026). The spread runs from £696 a month for a typical one-bed to £1,574 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, South Norfolk
ONS Price Index of Private Rents, May 2026.
Against the £402,800 median purchase price, a rent of £981 a month (£11,772 a year) works out at a 2.9% 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 NR16 1 market
This is a thin market: 22 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 NR16, this sector trades 20% above the district median: one of the dearer corners of its district.
Common questions on NR16 1 (Banham)
Are property prices falling in NR16 1 (Banham)?
Is NR16 1 (Banham) a good place to buy a house?
How much did a house sell for in NR16 1 (Banham)?
Are NR16 1 prices heading up or down?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 15% 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 NR16 today
The live side of the market holds 44 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole NR16 district, not just NR16 1: live asking prices are collected per district.
Of everything listed here, 39% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Norwich Road, Tacolneston, Norwich, Norwich
- Church Lane, Tibenham, Norwich
- Leylandii Aslacton Road, Forncett St. Peter, Norwich, Norwich
"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 NR16 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.
Bedroom by bedroom: NR prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the NR 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 | — | £280,000 | £375,246 (+34%) | £545,000 (+45%) | £750,000 (+38%) |
| Semi-detached | £210,000 | £245,000 (+17%) | £289,950 (+18%) | £375,000 (+29%) | £515,000 (+37%) |
| Terraced | £185,000 | £215,000 (+16%) | £245,000 (+14%) | £335,000 (+37%) | £423,750 (+26%) |
| Flat | £140,000 | £182,500 (+30%) | £280,000 (+53%) | — | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the NR area is the point: the same five years treated these districts very differently.
NR 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 NR16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of NR16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NR16 2 | £330,000 | 38 |
Zoom out to the full NR16 district report for the type split, monthly volumes and how NR16 compares with its neighbours.
Selling a home in NR16 1? 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 NR16 1, use the average prices map for a rough value: zoom from NR16 1's shading down to the sold homes on your own street. The figures above are every recorded NR16 1 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working NR16 1: the featured spot on this report is free for founding agents, one per district. Claim NR16 1.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about NR16 1. Free, with a one click sign in.
See every individual NR16 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.