Local market reports › NR area › NR16
Banham market report NR16, Norwich
The standing NR16 (Banham) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 6,191 completed sales registered with HM Land Registry in NR16 (Norwich) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for NR16 (Norwich) is £336,500, from 60 registered sales, down 2% on five years earlier; the mean is £391,000, and by floor area homes here have averaged about £3,330 per square metre over the last five years. Behind the figures sit 6,191 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
NR16 is the postcode district covering Banham, Larling, New Buckenham in Norwich. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where NR16 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 NR16 homes really sell for
In the NR16 property market, the 2026 median sale price is £336,500, from 60 registered sales; the mean, the "average house price" most sites quote, is £391,000, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in NR16
Measured by floor area, the last five years of NR16 sales average about £3,330 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.
England and Wales as a whole trade at a £285,000 median, leaving NR16 18% above the national figure.
A typical NR16 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 | £336,500 | £336,500 | 60 |
| 2025 | £365,000 | £373,728 | 195 |
| 2024 | £355,000 | £377,438 | 185 |
| 2023 | £368,000 | £404,342 | 159 |
| 2022 | £374,000 | £438,558 | 164 |
| 2021 | £341,900 | £432,890 | 288 |
| 2020 | £310,000 | £402,231 | 202 |
| 2019 | £280,000 | £367,013 | 171 |
| 2018 | £282,000 | £375,911 | 203 |
| 2017 | £289,500 | £394,849 | 180 |
| 2016 | £264,000 | £369,339 | 226 |
| 2015 | £235,800 | £333,185 | 214 |
| 2014 | £210,000 | £297,922 | 205 |
| 2013 | £184,500 | £265,477 | 192 |
| 2012 | £203,800 | £299,968 | 130 |
| 2011 | £220,800 | £333,323 | 150 |
| 2010 | £220,000 | £345,017 | 160 |
| 2009 | £189,500 | £304,623 | 156 |
| 2008 | £210,000 | £344,234 | 113 |
| 2007 | £220,000 | £373,181 | 217 |
| 2006 | £201,000 | £348,910 | 263 |
| 2005 | £185,000 | £329,225 | 207 |
| 2004 | £175,000 | £317,834 | 206 |
| 2003 | £163,000 | £300,286 | 212 |
| 2002 | £133,500 | £251,179 | 234 |
| 2001 | £112,800 | £216,852 | 276 |
| 2000 | £90,000 | £176,625 | 218 |
| 1999 | £77,500 | £154,453 | 227 |
| 1998 | £65,000 | £131,207 | 206 |
| 1997 | £66,000 | £135,353 | 225 |
| 1996 | £65,500 | £138,137 | 180 |
| 1995 | £65,000 | £141,300 | 167 |
In cash terms the typical NR16 home went from £65,000 in 1995 to £336,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 138%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 23% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the NR16 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 2001 (+25.3% on the year before); the weakest, 2009 (−9.8%). 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, 61% of the typed total.
Median by property type, NR16
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 | £442,000 | 39 | 3,778 |
| Semi-detached | £280,000 | 11 | 1,572 |
| Terraced | £210,000 | 10 | 830 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.8% | −10.0% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.6% | −0.2% |
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.
The turnover behind the prices
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 148 sales completed in NR16. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 229 sales a year before the financial crisis and 153 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.
The rental side of NR16
For renting purposes NR16 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.
£920 a month is £11,040 a year, which against the £336,500 median sold price makes a gross yield of 3.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the NR16 market
Only 148 sales completed here in the last twelve months of data, which makes NR16 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. NR16 sits 6 of 35 in its area's price order, well inside the expensive end.
NR16 (Banham): the questions that come up
Are property prices falling in NR16 (Banham)?
Is NR16 (Banham) a good place to buy a house?
How much did a house sell for in NR16 (Banham)?
What happens to NR16 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in NR16 now
Everything above is what homes in NR16 sold for. The live side of the market holds 44 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 27% above the NR16 median sold price.
39% of what is on the market here is asking below what comparable homes actually sold for. 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: NR prices by size
What homes of each size actually sold for across the NR 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 | — | £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%) | — | — |
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
NR16 ranks 28 of 35 in the NR 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.
Five-year change in the median, NR area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside NR16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NR16 1 | £402,800 | 22 |
| NR16 2 | £330,000 | 38 |
How NR16 compares nearby
Same city, different markets. The neighbouring districts of the NR area, dearest first:
| District | Median | 5-year |
|---|---|---|
| NR25 | £430,000 | +8% |
| NR22 | £375,000 | +9% |
| NR23 | £370,000 | -13% |
| NR26 | £350,000 | +11% |
| NR4 | £337,500 | +4% |
| NR16 (this report) | £336,500 | -2% |
| NR14 | £325,000 | -3% |
| NR24 | £321,000 | +1% |
| NR13 | £318,800 | +1% |
| NR11 | £318,000 | +6% |
| NR9 | £315,000 | +9% |
| NR20 | £314,500 | -1% |
| NR10 | £290,000 | +5% |
| NR18 | £285,000 | +1% |
| NR34 | £285,000 | +3% |
| NR7 | £280,000 | +8% |
| NR8 | £280,000 | +6% |
| NR12 | £280,000 | -7% |
| NR15 | £277,500 | -9% |
| NR21 | £275,000 | +1% |
| NR27 | £275,000 | -6% |
| NR2 | £272,400 | +8% |
| NR6 | £270,000 | +8% |
| NR5 | £260,000 | +8% |
Selling a home in NR16? 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, use the average prices map for a rough value: zoom from NR16's shading down to the sold homes on your own street. The figures above are every recorded NR16 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim NR16.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to NR16. Free after a one click sign in.
See every individual NR16 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.
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.