Detached 4 sales on record

72 HEATHLANDS

SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG

£297,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE37 7TG

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Shepherds Fold, adj	0.1 miles
Shop	London Street Stores	0.4 miles
Hospital	Swaffham Community Hospital	0.8 miles
Train station	Dereham	10.9 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

92 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£297,000 Apr 2026

Price per m²

£3,228/m²

Local average

£316,467 (32 sales)

Street crime

51 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 28/11/2025

Expiry date: 27/11/2035

Current heating cost: £1,044/year

Potential heating cost: £958/year

Est. upgrade cost to C: £16,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	02/04/2026	£297,000	Detached	+41.4%	£297,000 to April 2026	View transaction
Sold	29/04/2016	£210,000	Detached	+21%	£301,184 to April 2026	View transaction
Sold	15/08/2014	£173,500	Detached	+112.9%	£279,480 to April 2026	View transaction
Sold	11/08/2000	£81,500	Detached	—	£295,024 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£297,000
listed	06/11/2025	£300,000
sold	01/01/2016	£210,000
sold	01/01/2014	£173,500
sold	01/01/2007	£175,000
sold	01/01/2000	£81,500
sold	01/01/1996	£62,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
11 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR	£334,000	10/12/2025	Detached
6 HOLM OAK GARDENS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7XF	£370,000	09/12/2025	Detached
50 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8HF	£455,000	04/07/2025	Detached
63 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG	£352,000	13/12/2023	Detached
19 MERRYWEATHER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GB	£330,000	28/11/2023	Detached
31 LEE WARNER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GD	£360,000	24/11/2023	Detached
2 NELSON CRESCENT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TB	£250,000	11/07/2023	Detached
3 ADMIRALS COURT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TE	£300,000	19/05/2023	Detached
3 PARTRIDGE GROVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TQ	£285,000	21/12/2022	Detached
3 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER	£400,000	06/12/2022	Detached
3 ICENI DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TW	£340,000	27/10/2022	Detached
4 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR	£325,000	27/05/2022	Detached
46 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG	£243,000	07/04/2022	Detached
9 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER	£444,000	17/03/2022	Detached
28 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG	£252,000	24/02/2022	Detached
29 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR	£299,950	14/02/2022	Detached
14 SWANFLOWER WAY, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8JJ	£340,000	15/12/2021	Detached
3 ALDISS CLOSE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7UG	£240,000	04/11/2021	Detached
2 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER	£405,000	22/10/2021	Detached
8 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ES	£241,500	30/09/2021	Detached

Area average: £328,323 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 17.5%

10y growth 32.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Breckland. Series: Detached. As of April 2026.

1y (index) 3.3%

5y (index) 16.1%

10y (index) 43.4%

Rental Range

Estimated market rent for Breckland. Low = conservative, Realistic = average, Optimistic = best case.

Low £831/mo

Realistic £923/mo

Optimistic £1,015/mo

Based on Local Authority from postcode lookup → Breckland.

LHA (30th percentile) floor for Kings Lynn: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Montagu Close, PE37	£1,000/mo	3	0.26 miles	OpenRent

Average rent: £1,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 4%

Cost-to-rent ratio 24.8×

Monthly cashflow £-295/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	20
Anti-social behaviour	14
Criminal damage and arson	4
Drugs	4
Other theft	4
Burglary	1
Other crime	1
Possession of weapons	1
Public order	1
Shoplifting	1
Total incidents	51

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Swaffham CofE Primary Academy	Primary	0.3 miles	Good — 13 Sep 2023
The Nicholas Hamond Academy	Secondary	0.3 miles	Good — 30 Jan 2022
Heartwood CofE VC Primary & Nursery School	Primary	0.4 miles	Good — 25 Sep 2023
Sacred Heart Catholic Primary School, Swaffham	Primary	0.7 miles	Inadequate — 18 Mar 2024
OneSchool Global UK - Swaffham Campus	Other	1.2 miles	— (No rating)

FENSA

No FENSA certificates found for this address.

# 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG

## Property details

- Slug: `433a82c` (address key hash: `433a82cc66921a854f31715589ab398a63020120`)
- Postcode: PE37 7TG
- Transactions on record: 4

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 92 m²
- EPC rating: D
- Year built: England and Wales: 1991-1995
- Last sold: £297,000 Apr 2026
- Price per m²: £3,228/m²
- Local average: £316,467 (32 sales)
- Street crime: 51 incidents within 1 mile (May 2026)

## Latest sale

- Price: £297,000
- Date: 2026-04-02
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/11/2035
- **Current heating cost:** £1,044/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2818-0590-2025-0765)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-02 | £297,000 | Detached | +41.4% | £297,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3e63-b8d0-e063-4704a8c08d98) |
| Sold | 2016-04-29 | £210,000 | Detached | +21% | £301,184 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/34428d7e-50bc-b86c-e050-a8c06205059c) |
| Sold | 2014-08-15 | £173,500 | Detached | +112.9% | £279,480 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5b4355a6-c982-4728-b64f-c4d42de1e89f) |
| Sold | 2000-08-11 | £81,500 | Detached | — | £295,024 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ee33a9e3-8565-4586-8fcc-69aeefc37d1a) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £297,000 | 02/04/2026 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £210,000 | 29/04/2016 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £173,500 | 15/08/2014 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £81,500 | 11/08/2000 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [169075181](http://87.117.209.195:8080/listings/4c21422)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £297,000 |
| listed | 2025-11-06 | £300,000 |
| sold | 2016-01-01 | £210,000 |
| sold | 2014-01-01 | £173,500 |
| sold | 2007-01-01 | £175,000 |
| sold | 2000-01-01 | £81,500 |
| sold | 1996-01-01 | £62,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £334,000 | 10/12/2025 | Detached |
| 6 HOLM OAK GARDENS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7XF | £370,000 | 09/12/2025 | Detached |
| 50 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8HF | £455,000 | 04/07/2025 | Detached |
| 63 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £352,000 | 13/12/2023 | Detached |
| 19 MERRYWEATHER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GB | £330,000 | 28/11/2023 | Detached |
| 31 LEE WARNER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GD | £360,000 | 24/11/2023 | Detached |
| 2 NELSON CRESCENT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TB | £250,000 | 11/07/2023 | Detached |
| 3 ADMIRALS COURT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TE | £300,000 | 19/05/2023 | Detached |
| 3 PARTRIDGE GROVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TQ | £285,000 | 21/12/2022 | Detached |
| 3 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £400,000 | 06/12/2022 | Detached |
| 3 ICENI DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TW | £340,000 | 27/10/2022 | Detached |
| 4 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £325,000 | 27/05/2022 | Detached |
| 46 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £243,000 | 07/04/2022 | Detached |
| 9 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £444,000 | 17/03/2022 | Detached |
| 28 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £252,000 | 24/02/2022 | Detached |
| 29 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £299,950 | 14/02/2022 | Detached |
| 14 SWANFLOWER WAY, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8JJ | £340,000 | 15/12/2021 | Detached |
| 3 ALDISS CLOSE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7UG | £240,000 | 04/11/2021 | Detached |
| 2 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £405,000 | 22/10/2021 | Detached |
| 8 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ES | £241,500 | 30/09/2021 | Detached |

**Area average:** £328,323 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 17.5%
- **10y growth:** 32.7%

## House Price Index (HM Land Registry)

*Official index for Breckland; Detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 16.1%
- **10y growth (index):** 43.4%

## Rental Range

*ONS Price Index of Private Rents (Breckland). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £831/mo
- **Realistic:** £923/mo
- **Optimistic:** £1,015/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Montagu Close, PE37 | £1,000/mo | 3 | 0.26 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,000/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-295/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 20 |
| Anti-social behaviour | 14 |
| Criminal damage and arson | 4 |
| Drugs | 4 |
| Other theft | 4 |
| Burglary | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Public order | 1 |
| Shoplifting | 1 |
| **Total incidents** | **51** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Swaffham CofE Primary Academy | Primary | 0.3 miles | Good — 13 Sep 2023 |
| The Nicholas Hamond Academy | Secondary | 0.3 miles | Good — 30 Jan 2022 |
| Heartwood CofE VC Primary  & Nursery School | Primary | 0.4 miles | Good — 25 Sep 2023 |
| Sacred Heart Catholic Primary School, Swaffham | Primary | 0.7 miles | Inadequate — 18 Mar 2024 |
| OneSchool Global UK - Swaffham Campus | Other | 1.2 miles | — (No rating) |