East of England Property Market: Regional Analysis & County Comparison, Q3 2026 Edition

The East of England region encompasses 4 counties, recording a combined 39,620 residential transactions in the 12 months to 31 May 2026. The regional median property price stands at £298,500, with prices falling by 1.3% year-on-year.

On a quarterly view, East of England median prices moved from £296,721 in Q3 2024 to £289,891 in Q4 2025, a change of -2.3% over 5 quarters. The most recent quarter is excluded because HM Land Registry registrations for it are still incomplete.

Local planning authorities across the region approved 5,216 residential applications and refused 1,056 in the last 12 months, a decision-weighted approval rate of 83%.

HM Land Registry has so far registered 1,723 new-build sales across the region for the past 12 months. Registrations lag completions by 6 to 18 months, so this is not a completions figure.

The table below compares all 4 counties in the East of England region, ranked by median property price. Click any county name for the full market report.

Property prices across East of England vary significantly. Bedfordshire commands the highest median price at £339,998, while Norfolk offers the most affordable entry at £263,540 — a spread of £76k.

This price differential creates opportunities across the risk-return spectrum. Premium locations offer higher GDVs but require larger capital commitments, while more affordable areas can deliver stronger percentage returns on lower absolute investment.

Measured by residential planning approvals in the last 12 months, the most active counties in East of England are Cambridgeshire (1,865 approved, 86% approval rate), Suffolk (1,454 approved, 86% approval rate), Norfolk (1,279 approved, 84% approval rate).

By total transaction volume, an indicator of market liquidity and exit confidence, Norfolk (12,576 sales), Suffolk (9,599 sales), Cambridgeshire (9,383 sales) lead the region.

Developers entering the East of England market should weigh these two metrics together: approvals show where consent is being granted, while transaction volume confirms buyer demand.

Development finance across East of England varies by location and scheme size. In premium areas like Bedfordshire, typical scheme GDVs support larger facilities, while more affordable counties may suit developers using bridging finance for refurbishment-led strategies.

Senior development finance is available from 6.5% p.a. at up to 65-70% LTGDV, with mezzanine finance stretching total borrowing to 85-90% of costs. For developers building across multiple sites in the region, portfolio-level facilities can offer better terms.

Construction Capital sources terms from 100+ lenders across the East of England region. Submit your scheme through our deal room for indicative terms within 24 hours.