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Banham market report NR16 2, Norwich
The standing NR16 2 (Banham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,597 registered sales in NR16 2 (Norwich) 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the middle 2026 sale in NR16 2 (Norwich) came in at £330,000, out of 38 registered, up 2% on five years earlier, and the mean stands at £386,200, and by floor area homes here have averaged about £3,290 per square metre over the last five years. The record behind it is 3,597 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
NR16 2 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 2 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.
NR16 2 sold prices: where the market stands
The 2026 median for NR16 2 is £330,000, taken from 38 registered sales. The mean, which is what most sites call the "average house price", is £386,200, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
NR16 2 prices by floor area
Measured by floor area, the last five years of NR16 2 sales average about £3,290 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, NR16 2 runs 16% above it.
The price of a typical NR16 2 home, 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 | £330,000 | £330,000 | 38 |
| 2025 | £340,000 | £348,130 | 120 |
| 2024 | £356,000 | £378,501 | 126 |
| 2023 | £352,000 | £386,762 | 95 |
| 2022 | £325,000 | £381,100 | 78 |
| 2021 | £325,000 | £411,492 | 157 |
| 2020 | £292,500 | £379,525 | 108 |
| 2019 | £270,000 | £353,905 | 105 |
| 2018 | £271,900 | £362,448 | 124 |
| 2017 | £263,200 | £358,978 | 94 |
| 2016 | £242,500 | £339,260 | 149 |
| 2015 | £212,500 | £300,263 | 136 |
| 2014 | £193,000 | £273,804 | 122 |
| 2013 | £180,000 | £259,002 | 109 |
| 2012 | £174,000 | £256,106 | 68 |
| 2011 | £197,500 | £298,149 | 82 |
| 2010 | £205,000 | £321,493 | 99 |
| 2009 | £178,500 | £286,940 | 81 |
| 2008 | £200,000 | £327,842 | 64 |
| 2007 | £200,000 | £339,256 | 130 |
| 2006 | £187,100 | £324,782 | 126 |
| 2005 | £177,000 | £314,989 | 120 |
| 2004 | £157,000 | £285,143 | 110 |
| 2003 | £147,000 | £270,810 | 129 |
| 2002 | £125,000 | £235,186 | 131 |
| 2001 | £102,000 | £196,090 | 179 |
| 2000 | £80,000 | £157,000 | 121 |
| 1999 | £75,000 | £149,471 | 131 |
| 1998 | £58,000 | £117,077 | 132 |
| 1997 | £58,800 | £120,587 | 137 |
| 1996 | £52,200 | £110,087 | 98 |
| 1995 | £65,000 | £141,300 | 98 |
In cash terms the typical NR16 2 home went from £65,000 in 1995 to £330,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 134%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 20% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the NR16 2 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 (+29.3% on the year before); the weakest, 1996 (−19.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.9% | −5.2% |
| 5 years (since 2021) | +0.3% | −4.3% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 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 2
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.
Over the last twelve months of data, 38 sales completed in NR16 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 131 sales a year before the financial crisis and 91 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.
Reading the NR16 2 market
This is a thin market: 38 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.
What tenants pay around NR16 2
For renting purposes NR16 2 sits in Breckland. The ONS average private rent there is £920 a month (May 2026). 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 £330,000 median purchase price, a rent of £920 a month (£11,040 a year) works out at a 3.3% 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.
What people ask about NR16 2 (Banham)
Are property prices falling in NR16 2 (Banham)?
Is NR16 2 (Banham) a good place to buy a house?
How much did a house sell for in NR16 2 (Banham)?
Are NR16 2 prices heading up or down?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 20% 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 NR16 right now
Turning to what is actually available: 44 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole NR16 district, not just NR16 2: live asking prices are collected per district.
39% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Norwich Road, Tacolneston, Norwich, Norwich
- Church Lane, Tibenham, Norwich
- Leylandii Aslacton Road, Forncett St. Peter, Norwich, Norwich
"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 NR16 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.
The price of an extra bedroom in NR
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the NR area is the point: the same five years treated these districts very differently.
Five-year change in the median, NR area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in NR16
Sector boundaries hide real price steps. The rest of NR16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NR16 1 | £402,800 | 22 |
Zoom out to the full NR16 district report for the type split, monthly volumes and how NR16 compares with its neighbours.
Selling in NR16 2? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in NR16 2, open the average prices map and zoom from the NR16 2 shading down to the sold homes on your own street. Every recorded NR16 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working NR16 2: the featured spot on this report is free for founding agents, one per district. Claim NR16 2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to NR16 2. Free after a one click sign in.
Two maps carry on from here: every NR16 2 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.