Local market reports › NR area › NR35
Topcroft market report NR35, Bungay
The standing NR35 (Topcroft) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 5,895 sales registered with HM Land Registry in NR35 (Bungay) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical NR35 (Bungay) home changed hands for £260,000 in 2026 (median of 73 registered sales, up 5% on five years earlier), with the mean at £293,800, and by floor area homes here have averaged about £3,340 per square metre over the last five years. Source: 5,895 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district NR35 covering Bungay, Topcroft, Flixton sits in Bungay. 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 NR35 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 buyers actually paid in NR35
73 sales were registered in NR35 in 2026, and the middle one of them, the median, went for £260,000. The mean works out at £293,800, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in NR35
A square metre of NR35 home has cost about £3,340 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, NR35 sits 9% below the national market.
A typical NR35 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £260,000 | £260,000 | 73 |
| 2025 | £271,200 | £277,685 | 178 |
| 2024 | £265,000 | £281,749 | 144 |
| 2023 | £300,000 | £329,627 | 198 |
| 2022 | £295,500 | £346,507 | 144 |
| 2021 | £248,000 | £314,000 | 253 |
| 2020 | £235,000 | £304,917 | 161 |
| 2019 | £220,000 | £288,367 | 158 |
| 2018 | £223,800 | £298,330 | 170 |
| 2017 | £215,000 | £293,238 | 175 |
| 2016 | £201,000 | £281,201 | 193 |
| 2015 | £180,000 | £254,340 | 222 |
| 2014 | £180,000 | £255,361 | 203 |
| 2013 | £168,000 | £241,735 | 167 |
| 2012 | £165,000 | £242,859 | 121 |
| 2011 | £170,000 | £256,635 | 143 |
| 2010 | £162,500 | £254,842 | 167 |
| 2009 | £162,200 | £260,738 | 132 |
| 2008 | £174,000 | £285,223 | 117 |
| 2007 | £181,500 | £307,875 | 218 |
| 2006 | £165,800 | £287,808 | 226 |
| 2005 | £156,000 | £277,617 | 155 |
| 2004 | £146,200 | £265,528 | 232 |
| 2003 | £135,000 | £248,703 | 241 |
| 2002 | £98,000 | £184,386 | 258 |
| 2001 | £85,000 | £163,408 | 242 |
| 2000 | £70,000 | £137,375 | 197 |
| 1999 | £63,500 | £126,552 | 251 |
| 1998 | £55,000 | £111,021 | 237 |
| 1997 | £51,000 | £104,591 | 208 |
| 1996 | £46,500 | £98,066 | 151 |
| 1995 | £46,800 | £101,736 | 160 |
In cash terms the typical NR35 home went from £46,800 in 1995 to £260,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 156%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 25% 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 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 (+37.8% on the year before); the weakest, 2024 (−11.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What NR35 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.1% | −6.4% |
| 5 years (since 2021) | +0.9% | −3.7% |
| 10 years (since 2016) | +2.6% | −0.8% |
| 20 years (since 2006) | +2.3% | −0.5% |
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, 46% of the typed total. In 2022, the last year both were recorded here, a detached home traded at £407,500 against £186,500 for a flat, 2.2 times the price.
Median by property type, NR35
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 | £307,500 | 34 | 2,674 |
| Semi-detached | £252,500 | 22 | 1,719 |
| Terraced | £221,500 | 14 | 1,271 |
| Flats | £186,500 (2022) | – | 196 |
The turnover behind the prices
The year-by-year sales count
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
NR35 recorded 150 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 221 sales a year before the financial crisis and 147 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.
What tenants pay around NR35
For renting purposes NR35 sits in South Norfolk. The ONS average private rent there is £981 a month (May 2026). A one-bed averages £696 a month here and a four-or-more-bed £1,574, so size does most of the work in setting the rent.
Average monthly rent by size, South Norfolk
ONS Price Index of Private Rents, May 2026.
Set against the £260,000 median sold price, £981 a month is £11,772 a year, a gross yield of 4.5%: 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.
Common questions on NR35 (Topcroft)
Are property prices falling in NR35 (Topcroft)?
Is NR35 (Topcroft) a good place to buy a house?
How much did a house sell for in NR35 (Topcroft)?
Will NR35 prices rise from here?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% 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 NR35 now
Everything above is what homes in NR35 sold for. The live side of the market holds 73 homes at the moment, listed by 6 agents publishing to HomesIndex, at a typical asking price 6% above the NR35 median sold price.
Of everything listed here, 34% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
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.
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%) | — | — |
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
NR35 ranks 17 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 biggest risers and fallers in cash terms; every row links to that district's report.
Inside NR35, 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 |
|---|---|---|
| NR35 1 | £235,000 | 29 |
| NR35 2 | £281,800 | 44 |
How NR35 compares nearby
Same city, different markets. The dearest districts of the NR area, and NR35 itself, which ranks 25 of 35 by median price:
| 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 | £275,000 | +1% |
| NR27 | £275,000 | -6% |
| NR2 | £272,400 | +8% |
| NR6 | £270,000 | +8% |
| NR35 (this report) | £260,000 | +5% |
Selling in NR35? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in NR35, open the average prices map and zoom from the NR35 shading down to the sold homes on your own street. Every recorded NR35 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim NR35.
Keep digging
Behind the answers sits the same Land Registry record as this page, with NR35 already set as the subject. Free, one click sign in.
See every individual NR35 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.
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.