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Barsham market report NR21 8, Fakenham
The standing NR21 8 (Barsham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,194 registered sales in NR21 8 (Fakenham) 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 NR21 8 (Fakenham) came in at £270,000, out of 39 registered, up 13% on five years earlier, and the mean stands at £282,900, and by floor area homes here have averaged about £3,080 per square metre over the last five years. The record behind it is 3,194 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
NR21 8 is one sector of NR21 (Fakenham): 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 NR21 8 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.
Today's NR21 8 prices, from the sold record
39 sales were registered in NR21 8 in 2026, and the middle one of them, the median, went for £270,000. The mean works out at £282,900, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in NR21 8
The last five years of sales put NR21 8 at roughly £3,080 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so NR21 8 trades 5% below the country as a whole.
The price of a typical NR21 8 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 | £270,000 | £270,000 | 39 |
| 2025 | £256,200 | £262,327 | 80 |
| 2024 | £265,000 | £281,749 | 84 |
| 2023 | £267,500 | £293,917 | 65 |
| 2022 | £252,500 | £296,085 | 94 |
| 2021 | £240,000 | £303,871 | 143 |
| 2020 | £241,500 | £313,351 | 96 |
| 2019 | £195,000 | £255,598 | 97 |
| 2018 | £209,200 | £278,868 | 82 |
| 2017 | £210,000 | £286,419 | 96 |
| 2016 | £185,000 | £258,817 | 100 |
| 2015 | £175,000 | £247,275 | 82 |
| 2014 | £165,000 | £234,081 | 104 |
| 2013 | £158,000 | £227,346 | 101 |
| 2012 | £150,000 | £220,781 | 75 |
| 2011 | £157,500 | £237,764 | 86 |
| 2010 | £155,000 | £243,080 | 59 |
| 2009 | £155,000 | £249,164 | 60 |
| 2008 | £164,000 | £268,831 | 55 |
| 2007 | £150,000 | £254,442 | 109 |
| 2006 | £152,000 | £263,853 | 120 |
| 2005 | £144,000 | £256,262 | 123 |
| 2004 | £127,500 | £231,565 | 107 |
| 2003 | £119,200 | £219,595 | 110 |
| 2002 | £97,000 | £182,505 | 136 |
| 2001 | £70,000 | £134,571 | 123 |
| 2000 | £72,000 | £141,300 | 132 |
| 1999 | £59,000 | £117,584 | 129 |
| 1998 | £69,300 | £139,887 | 173 |
| 1997 | £55,000 | £112,794 | 156 |
| 1996 | £49,200 | £103,761 | 106 |
| 1995 | £52,500 | £114,127 | 72 |
In cash terms the typical NR21 8 home went from £52,500 in 1995 to £270,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 137%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 14% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the NR21 8 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 (+38.6% on the year before); the weakest, 1999 (−14.9%). 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) | +5.4% | +2.9% |
| 5 years (since 2021) | +2.4% | −2.3% |
| 10 years (since 2016) | +3.9% | +0.4% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Sales activity in NR21 8
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
NR21 8 recorded 39 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 120 sales a year before the financial crisis and 72 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 NR21 8 market
This is a thin market: 39 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 rental side of NR21 8
For renting purposes NR21 8 sits in North Norfolk. The ONS average private rent there is £860 a month (May 2026). The spread runs from £619 a month for a typical one-bed to £1,349 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, North Norfolk
ONS Price Index of Private Rents, May 2026.
£860 a month is £10,320 a year, which against the £270,000 median sold price makes a gross yield of 3.8%. 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.
NR21 8 (Barsham): the questions that come up
Is NR21 8 (Barsham) a good place to buy a house?
How much did a house sell for in NR21 8 (Barsham)?
Are property prices falling in NR21 8 (Barsham)?
Where do NR21 8 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 13% over five years in cash but down 11% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in NR21 now
Turning to what is actually available: 126 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole NR21 district, not just NR21 8: live asking prices are collected per district.
24% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Holt Road, FAKENHAM, Norfolk, NR21
- Wensum Court, Great Ryburgh, Fakenham
- Constitution Hill, Fakenham
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 NR21 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.
What another bedroom costs in NR
What homes of each size actually sold for across the NR area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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.
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 NR21
A few minutes' walk can separate two very different markets. Here are NR21's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NR21 0 | £362,800 | 20 |
| NR21 7 | £255,000 | 12 |
| NR21 9 | £255,000 | 21 |
Zoom out to the full NR21 district report for the type split, monthly volumes and how NR21 compares with its neighbours.
Selling a home in NR21 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in NR21 8, open the average prices map and zoom from the NR21 8 shading down to the sold homes on your own street. Every recorded NR21 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim NR21 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with NR21 8 already set as the subject. Free, one click sign in.
The live map plots every individual NR21 8 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.
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.