# THE WILLOWS LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST

## Property details

- Slug: `43ea7fb` (address key hash: `43ea7fbe8dbd0016a2fbb61b825fe3f0c7bf96d3`)
- Postcode: NR20 5ST
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Floor area: 243 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £600,000 Mar 2026
- Price per m²: £2,469/m²
- Local average: £513,945 (41 sales)
- Street crime: 5 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £600,000
- Date: 2026-03-20
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/02/2033
- **Current heating cost:** £1,356/year
- **Est. upgrade cost to C:** £17,500

### Recommendations
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9495-3023-8202-1577-8200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £600,000 | Detached | +150% | £603,067 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-7ce8-8922-e063-4804a8c094d0) |
| Sold | 2013-05-21 | £240,000 | Detached | -4% | £439,330 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/9977803c-5248-42a8-a447-63311012f29f) |
| Sold | 2009-10-26 | £250,000 | Detached | — | £457,635 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/6a54d3df-298f-4d63-90b7-04eb02505aa2) |

*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 |
|---------|-------|------|------|
| THE WILLOWS LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £600,000 | 20/03/2026 | Detached |
| THE WILLOWS LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £240,000 | 21/05/2013 | Detached |
| THE WILLOWS LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £250,000 | 26/10/2009 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WALLIS HOUSE DEREHAM ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TQ | £360,000 | 13/12/2023 | Detached |
| EASTFIELD HOUSE NEW ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TA | £620,000 | 23/06/2023 | Detached |
| BRAMBLE COTTAGE LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £460,000 | 09/05/2023 | Detached |
| THE SHEILINGS NEW ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TA | £380,000 | 12/12/2022 | Detached |
| GREENGATE CORNER DEREHAM ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TQ | £400,000 | 22/11/2022 | Detached |
| CHADORE NEW ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TA | £350,000 | 21/04/2022 | Detached |
| CHARADE NEW ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TA | £550,000 | 09/02/2022 | Detached |
| 15 LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £565,000 | 14/12/2021 | Detached |
| ALANORA NEW ROAD, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5TA | £325,000 | 03/12/2021 | Detached |
| WINDSWAY LONDON STREET, WHISSONSETT, DEREHAM, BRECKLAND, NORFOLK, NR20 5ST | £136,000 | 24/09/2021 | Detached |

**Area average:** £414,600 (10 sales)

## Capital growth trend

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

- **5y growth:** 19.7%
- **10y growth:** 55.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.1%
- **5y growth (index):** 17%
- **10y growth (index):** 40.8%

## Rental Range

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

- **Low:** £833/mo
- **Realistic:** £925/mo
- **Optimistic:** £1,018/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, London Street, NR20 | £980/mo | 3 | 0.01 miles | OpenRent |

**Average rent: £980/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £122,500
- **Target investor price (1%):** £98,000

*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 £980/mo).*

- **Gross yield:** 2%
- **Cost-to-rent:** 51×
- **Monthly cashflow:** £-1,506/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.4%

*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:** Not in Flood Risk Area (no data)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Public order | 2 |
| Violence and sexual offences | 2 |
| Criminal damage and arson | 1 |
| **Total incidents** | **5** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Brisley Church of England Primary Academy | Primary | 1.8 miles | Good — 6 Jul 2023 |
| Colkirk Church of England Primary Academy | Primary | 1.8 miles | Good — 4 Mar 2019 |
| Fakenham Infant and Nursery School | Primary | 4.0 miles | Good — 26 Nov 2023 |
| Fakenham Junior School | Primary | 4.0 miles | Good — 12 Oct 2023 |
| Litcham School | Other | 4.1 miles | Good — 7 Feb 2023 |