Local market reports › NR area › NR21
Barsham market report NR21, Fakenham
The standing NR21 (Barsham) property market report, rebuilt from the full public record every month. Everything below comes from 10,131 sales recorded by HM Land Registry in NR21 (Fakenham) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical NR21 (Fakenham) home changed hands for £275,000 in 2026 (median of 92 registered sales, up 1% on five years earlier), with the mean at £311,500, and by floor area homes here have averaged about £3,210 per square metre over the last five years. Source: 10,131 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district NR21 covering Fakenham, Barsham, Binham sits in Fakenham. 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 NR21 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 prices, from the sold record
92 sales were registered in NR21 in 2026, and the middle one of them, the median, went for £275,000. The mean works out at £311,500, somewhat above it, as happens wherever a market carries an expensive tail.
NR21 prices by floor area
Per square metre, NR21 homes have averaged around £3,210 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, NR21 sits 4% below the national market.
NR21'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 | £275,000 | £275,000 | 92 |
| 2025 | £270,000 | £276,457 | 224 |
| 2024 | £275,000 | £292,381 | 237 |
| 2023 | £275,000 | £302,158 | 229 |
| 2022 | £278,000 | £325,987 | 279 |
| 2021 | £271,000 | £343,121 | 433 |
| 2020 | £247,200 | £320,747 | 272 |
| 2019 | £220,000 | £288,367 | 278 |
| 2018 | £225,000 | £299,929 | 283 |
| 2017 | £210,000 | £286,419 | 319 |
| 2016 | £216,200 | £302,466 | 374 |
| 2015 | £180,000 | £254,340 | 357 |
| 2014 | £168,000 | £238,337 | 331 |
| 2013 | £175,500 | £252,527 | 294 |
| 2012 | £155,000 | £228,141 | 239 |
| 2011 | £163,000 | £246,067 | 237 |
| 2010 | £166,200 | £260,644 | 234 |
| 2009 | £154,500 | £248,360 | 212 |
| 2008 | £164,000 | £268,831 | 212 |
| 2007 | £165,000 | £279,886 | 377 |
| 2006 | £155,000 | £269,060 | 389 |
| 2005 | £145,200 | £258,397 | 328 |
| 2004 | £140,000 | £254,267 | 327 |
| 2003 | £127,000 | £233,965 | 351 |
| 2002 | £97,000 | £182,505 | 417 |
| 2001 | £75,000 | £144,184 | 405 |
| 2000 | £66,000 | £129,525 | 389 |
| 1999 | £58,000 | £115,591 | 411 |
| 1998 | £57,000 | £115,059 | 437 |
| 1997 | £45,300 | £92,901 | 470 |
| 1996 | £42,000 | £88,576 | 431 |
| 1995 | £48,000 | £104,345 | 263 |
In cash terms the typical NR21 home went from £48,000 in 1995 to £275,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 164%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 20% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the NR21 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 2003 (+30.9% on the year before); the weakest, 1996 (−12.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What NR21 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.9% | −0.5% |
| 5 years (since 2021) | +0.3% | −4.3% |
| 10 years (since 2016) | +2.4% | −0.9% |
| 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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 39% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £375,000 against £147,200 for a flat, 2.5 times the price.
Median by property type, NR21
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 | £358,000 | 41 | 3,954 |
| Semi-detached | £253,000 | 31 | 3,413 |
| Terraced | £205,000 | 18 | 2,333 |
| Flats | £147,200 (2025) | – | 423 |
How many homes change hands in NR21
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.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
NR21 recorded 196 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 373 sales a year before the financial crisis and 212 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.
What homes rent for around NR21
NR21 falls under North Norfolk, where the ONS puts the average private rent at £860 a month (May 2026 figures). Size sets most of the rent: one-beds average £619 a month here against £1,349 for four or more bedrooms.
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 £275,000 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.
What people ask about NR21 (Barsham)
Is NR21 (Barsham) a good place to buy a house?
How much did a house sell for in NR21 (Barsham)?
Are property prices falling in NR21 (Barsham)?
What happens to NR21 prices now?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 20% 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.
On the market in NR21 today
Everything above is what homes in NR21 sold for. Turning to what is actually available: 126 homes on the market right now, from 5 agents publishing to HomesIndex, at a typical asking price 2% above the NR21 median sold price.
24% 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.
- 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 →
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.
Moving up a bedroom in NR: the cost
Real sold prices by size across the NR area, straight 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 | — | £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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
NR21 ranks 23 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.
NR area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside NR21, 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 |
|---|---|---|
| NR21 0 | £362,800 | 20 |
| NR21 7 | £255,000 | 12 |
| NR21 8 | £270,000 | 39 |
| NR21 9 | £255,000 | 21 |
How NR21 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 | £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 (this report) | £275,000 | +1% |
| NR27 | £275,000 | -6% |
| NR2 | £272,400 | +8% |
| NR6 | £270,000 | +8% |
| NR5 | £260,000 | +8% |
Thinking of selling in NR21? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at NR21's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working NR21: the featured spot on this report is free for founding agents, one per district. Claim NR21.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about NR21. Free, with a one click sign in.
The live map plots every individual NR21 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.
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.