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Topcroft market report NR35 2, Bungay
The NR35 2 (Topcroft) 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: 2,638 completed sales registered with HM Land Registry in NR35 2 (Bungay) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in NR35 2 (Bungay) sold for £281,800 in 2026, the median of 44 registered sales, up 2% on five years earlier. The mean was £315,700, and by floor area homes here have averaged about £3,510 per square metre over the last five years. The figures cover 2,638 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like NR35 2 is a single group of streets within NR35 (Bungay), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where NR35 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.
What NR35 2 homes really sell for
Across 44 registered 2026 sales, the typical (median) NR35 2 home went for £281,800. The mean is £315,700, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in NR35 2
Per square metre, NR35 2 homes have averaged around £3,510 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.
The national median for England and Wales is £285,000, which puts NR35 2 1% below the country at large.
A typical NR35 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £281,800 | £281,800 | 44 |
| 2025 | £271,200 | £277,685 | 70 |
| 2024 | £272,000 | £289,192 | 63 |
| 2023 | £325,000 | £357,096 | 83 |
| 2022 | £345,000 | £404,552 | 69 |
| 2021 | £275,000 | £348,185 | 117 |
| 2020 | £262,000 | £339,950 | 75 |
| 2019 | £239,000 | £313,272 | 73 |
| 2018 | £237,500 | £316,592 | 84 |
| 2017 | £244,500 | £333,473 | 76 |
| 2016 | £220,000 | £307,782 | 103 |
| 2015 | £185,000 | £261,405 | 124 |
| 2014 | £200,000 | £283,735 | 115 |
| 2013 | £178,000 | £256,124 | 69 |
| 2012 | £190,000 | £279,656 | 56 |
| 2011 | £209,000 | £315,510 | 66 |
| 2010 | £172,500 | £270,524 | 77 |
| 2009 | £175,000 | £281,314 | 60 |
| 2008 | £191,800 | £314,401 | 52 |
| 2007 | £202,500 | £343,496 | 80 |
| 2006 | £180,000 | £312,457 | 99 |
| 2005 | £183,200 | £326,022 | 68 |
| 2004 | £162,000 | £294,224 | 89 |
| 2003 | £143,000 | £263,441 | 104 |
| 2002 | £120,000 | £225,779 | 113 |
| 2001 | £87,000 | £167,253 | 95 |
| 2000 | £80,000 | £157,000 | 72 |
| 1999 | £70,000 | £139,506 | 109 |
| 1998 | £60,000 | £121,114 | 110 |
| 1997 | £57,000 | £116,896 | 89 |
| 1996 | £54,000 | £113,884 | 63 |
| 1995 | £48,400 | £105,214 | 71 |
In cash terms the typical NR35 2 home went from £48,400 in 1995 to £281,800 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 168%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 30% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the NR35 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 2002 (+37.9% on the year before); the weakest, 2024 (−16.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What NR35 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.9% | +1.5% |
| 5 years (since 2021) | +0.5% | −4.1% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
Transaction volumes
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.
The register shows 44 NR35 2 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 90 sales a year before the financial crisis and 66 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 NR35 2
For renting purposes NR35 2 sits in South Norfolk. The ONS average private rent there is £981 a month (May 2026). Size sets most of the rent: one-beds average £696 a month here against £1,574 for four or more bedrooms.
Average monthly rent by size, South Norfolk
ONS Price Index of Private Rents, May 2026.
Set against the £281,800 median sold price, £981 a month is £11,772 a year, a gross yield of 4.2%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Reading the NR35 2 market
Only 44 sales completed here in the last twelve months of data, which makes NR35 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 NR35, this sector trades 8% above the district median: one of the dearer corners of its district.
NR35 2 (Topcroft): the questions that come up
Are property prices falling in NR35 2 (Topcroft)?
Is NR35 2 (Topcroft) a good place to buy a house?
How much did a house sell for in NR35 2 (Topcroft)?
Where do NR35 2 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 19% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
NR35's current homes for sale
The live side of the market holds 73 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole NR35 district, not just NR35 2: live asking prices are collected per district.
Of everything listed here, 34% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
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 NR35 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
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 NR35
A few minutes' walk can separate two very different markets. Here are NR35's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| NR35 1 | £235,000 | 29 |
Zoom out to the full NR35 district report for the type split, monthly volumes and how NR35 compares with its neighbours.
Before you sell in NR35 2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in NR35 2, use the average prices map for a rough value: zoom from NR35 2's shading down to the sold homes on your own street. The figures above are every recorded NR35 2 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 NR35 2.
Take it further
Behind the answers sits the same Land Registry record as this page, with NR35 2 already set as the subject. Free, one click sign in.
Two maps carry on from here: every NR35 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.
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.