Sycamore Way, Diss house prices are built from 68 sales lodged with HM Land Registry, the oldest in 1998 and the most recent on 28 May 2021. The median price paid across the whole record is £155,750. Across the 9 years from 1998 to 2007 the median moved +157.1% in cash — but once inflation is taken out, the change in 2026 money is +115.5%.
Median price paid
£155,750
Change in cash, 1998–2007
+157.1%
Change in real terms
+115.5%
Median per m²
£1,039
HM Land Registry68 sales9 with floor areaLatest sale 28 May 2021
Section 01
How Sycamore Way, Diss prices moved
The chart tracks the median Sycamore Way, Diss house price for every year with a recorded sale, from 1998 to 2007. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 2 | £81,695 | £181,401 |
| 2000s | 2 | £202,500 | £368,895 |
The highest yearly median on record for Sycamore Way, Diss is £210,000 in 2007; the lowest is £81,695 in 1998. Across the full 10-year record the cash median has moved from £81,695 to £210,000.
In 2026 money that first median is worth £169,397, so the real change over the whole record is +115.5% — about +8.91% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +157.1% in cash against +115.5% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 17 | 28 May 2021 | Detached | £285,000 | £360,081 |
| 15 | 25 Mar 2021 | Detached | £300,000 | £379,032 |
| 28 | 27 Feb 2020 | Detached | £255,000 | £330,165 |
| 13 | 14 Dec 2018 | Detached | £300,000 | £399,811 |
| 22 | 10 Feb 2017 | Detached | £300,000 | £408,301 |
| 15 | 26 Oct 2015 | Detached | £235,000 | £331,350 |
| 28 | 5 May 2015 | Detached | £175,000 | £246,750 |
| 26 | 11 Apr 2014 | Detached | £228,000 | £327,040 |
| 17 | 19 Nov 2012 | Detached | £185,000 | £276,324 |
| 1 | 8 Jun 2012 | Detached | £220,000 | £328,602 |
| 12 | 10 Jan 2011 | Detached | £168,500 | £258,245 |
| 7 | 18 Aug 2008 | Detached | £177,000 | £297,107 |
| 26 | 24 Jul 2007 | Detached | £210,000 | £365,105 |
| 20 | 29 Jun 2007 | Detached | £210,000 | £365,105 |
| 15 | 25 May 2007 | Detached | £222,950 | £387,620 |
| 21 | 16 Apr 2007 | Detached | £227,000 | £394,661 |
| 18 | 13 Apr 2007 | Semi-detached | £203,000 | £352,935 |
| 6 | 16 Mar 2007 | Detached | £210,000 | £365,105 |
| 25 | 31 Jan 2007 | Detached | £180,000 | £312,947 |
| 22 | 12 Oct 2006 | Detached | £220,000 | £391,667 |
| 17 | 11 Sep 2006 | Detached | £183,500 | £326,686 |
| 23 | 14 Jul 2006 | Detached | £204,000 | £363,182 |
| 27 | 28 Oct 2005 | Detached | £210,000 | £382,558 |
| 12 | 11 Oct 2005 | Detached | £175,000 | £318,798 |
| 11 | 6 Oct 2004 | Detached | £202,500 | £375,691 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Sycamore Way, Diss values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 17 Sycamore Way | £79,995 (1998) | £285,000 (2021) | +5.7% | +3.4% |
| 15 Sycamore Way | £94,000 (1998) | £300,000 (2021) | +5.2% | +2.9% |
| 28 Sycamore Way | £77,995 (1998) | £255,000 (2020) | +5.5% | +3.3% |
| 13 Sycamore Way | £95,995 (1999) | £300,000 (2018) | +6.2% | +3.8% |
| 22 Sycamore Way | £97,995 (1998) | £300,000 (2017) | +6.1% | +3.7% |
| 26 Sycamore Way | £83,995 (1998) | £228,000 (2014) | +6.4% | +4.0% |
| 1 Sycamore Way | £104,995 (1999) | £220,000 (2012) | +5.9% | +3.4% |
| 12 Sycamore Way | £78,500 (1999) | £168,500 (2011) | +6.6% | +4.1% |
| 7 Sycamore Way | £75,500 (1998) | £177,000 (2008) | +8.9% | +6.6% |
| 20 Sycamore Way | £81,695 (1998) | £210,000 (2007) | +11.1% | +8.9% |
| 21 Sycamore Way | £94,995 (1999) | £227,000 (2007) | +11.5% | +9.3% |
| 18 Sycamore Way | £78,000 (1999) | £203,000 (2007) | +12.7% | +10.5% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Sycamore Way, Diss is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 65 | 95.6% | £167,500 | £74,095 – £300,000 |
| Semi-detached | 3 | 4.4% | £135,000 | £78,000 – £203,000 |
Section 06
Ownership and new build in Sycamore Way, Diss
0 of the sales on record are leasehold and 68 freehold — 0.0% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 68 | 100.0% | £155,750 |
| New build | 28 | 41.2% | £87,495 |
| Existing home | 40 | 58.8% | £202,750 |
New builds sold for less than the median existing home — -56.8%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
Section 07
Living in Sycamore Way, Diss
Every certificate carries an energy efficiency band as well as a floor area. Across Breckland, 43.6% of 70,247 certificates sit in bands A to C, and 5.9% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 1,221 | 1.7% |
| B | 9,472 | 13.5% |
| C | 19,939 | 28.4% |
| D | 24,152 | 34.4% |
| E | 11,327 | 16.1% |
| F | 3,356 | 4.8% |
| G | 780 | 1.1% |
The Office for National Statistics puts the mean private rent in Breckland at £923 a month as of Jun 2026 — £661 for a one-bedroom home and £1,039 for three bedrooms.
Against the median sale of £155,750 here, that rent is a gross yield of 7.11% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of IP22, 1 crimes were recorded in Jun 2026: 0 violent, 0 burglary, 0 vehicle-related and 0 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 100.0 times quieter.
Against the 141,476 residents the 2021 census counted in Breckland, that is 0.01 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around Sycamore Way, Diss
The 2021 census counted 141,476 residents in Breckland across 60,358 households. 67.8% of those households own their home and 32.2% rent — a split the sold record cannot show, because only owners appear in it.
13 state and independent schools have a IP22 postcode: 12 primary, 1 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Diss High School | Secondary | Academy converter | 877 |
| Roydon Primary School | Primary | Community school | 255 |
| St Botolph's Church of England Voluntary Controlled Primary School | Primary | Voluntary controlled school | 180 |
| Diss Church of England Junior Academy | Primary | Academy sponsor led | 149 |
| Bressingham Primary School | Primary | Foundation school | 139 |
| Diss Infant Academy and Nursery | Primary | Academy converter | 115 |
| Wortham Primary School | Primary | Academy converter | 100 |
| Palgrave Church of England Primary School | Primary | Academy converter | 85 |
| Garboldisham Church of England Primary Academy | Primary | Academy sponsor led | 72 |
| Hopton Church of England Primary Academy | Primary | Academy converter | 46 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Diss Rail Station | Rail | 4.9 km |
| Eccles Road Rail Station | Rail | 11.9 km |
| Harling Road Rail Station | Rail | 13.0 km |
| Attleborough Rail Station | Rail | 15.6 km |
Section 09
How Sycamore Way, Diss compares
The median across the whole archive is £157,500. Sycamore Way, Diss sits below that national figure — -1.1%.
Within Diss the street ranks 322 of 466 by median price, and its median is below the town figure of £173,000 (-10.0%).
Where an EPC floor area could be matched to the sale, the median works out at £1,039 per square metre, across 9 of the 68 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £74,095 to £300,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Sycamore Way, Diss sits in Breckland, in the East of England.
The Office for National Statistics puts the median home in Breckland at 7.9 times median local earnings of £33,621 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Streets nearby
- The Street£224,000 median
- Victoria Road£125,000 median
- Common Road£200,000 median
- Rectory Road£147,500 median
- Denmark Street£180,000 median
- The Green£240,000 median
- Shelfanger Road£125,000 median
- Louies Lane£172,475 median
- Fisher Road£68,250 median
- Ryders Way£109,000 median
- Wheatfields£112,500 median
- Diss Road£172,000 median
- High Road£229,500 median
- Ensign Way£155,000 median
- Church Street£100,000 median
- Appletree Lane£119,000 median
Addresses with more than one recorded sale
- 15 Sycamore Way5 sales
- 22 Sycamore Way5 sales
- 26 Sycamore Way5 sales
- 17 Sycamore Way4 sales
- 28 Sycamore Way4 sales
- 12 Sycamore Way3 sales
- 18 Sycamore Way3 sales
- 6 Sycamore Way3 sales
- 5 Sycamore Way3 sales
- 13 Sycamore Way2 sales
- 1 Sycamore Way2 sales
- 7 Sycamore Way2 sales
- 20 Sycamore Way2 sales
- 21 Sycamore Way2 sales
- 25 Sycamore Way2 sales
- 23 Sycamore Way2 sales
- 27 Sycamore Way2 sales
- 11 Sycamore Way2 sales
- 24 Sycamore Way2 sales
- 16 Sycamore Way2 sales
- 29 Sycamore Way2 sales
- 3 Sycamore Way2 sales
- 31 Sycamore Way2 sales
Back to Diss house prices.
Quick answers
Common questions about this data
What is the average house price in Sycamore Way, Diss?
The median price paid in Sycamore Way, Diss across every sale on the register is £155,750. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Sycamore Way, Diss?
68 sales are on record for Sycamore Way, Diss, the most recent completing on 28 May 2021. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Sycamore Way, Diss house prices actually risen?
In cash, the median rose +157.1% between 1998 and 2007. In 2026 money — that is, after inflation — the change is +115.5%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Sycamore Way, Diss house prices at their highest?
The highest yearly median on record is £210,000, set in 2007. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Sycamore Way, Diss?
£1,039 per square metre, from the 9 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 28 May 2021. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Sycamore Way, Diss house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.