# 9 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT

## Property details

- Slug: `80bf4b1` (address key hash: `80bf4b18cede65aa4750abab3f007fcb23955b52`)
- Postcode: NR7 8GT
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Floor area: 53 m²
- EPC rating: B
- Last sold: £157,500 Jan 2026
- Price per m²: £2,972/m²
- Local average: £143,706 (17 sales)
- Street crime: 56 incidents within 1 mile (May 2026)

## Latest sale

- Price: £157,500
- Date: 2026-01-23
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 22/10/2028
- **Current heating cost:** £168/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9862-3817-7407-9028-9021)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £157,500 | Flat | -3.4% | £154,452 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-e66d-591c-e063-4704a8c00c31) |
| Sold | 2020-12-07 | £163,000 | Flat | +8.7% | £174,889 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b32-def0-76ef-e053-6b04a8c0b4b7) |
| Sold | 2018-11-23 | £150,000 | Flat | — | £156,701 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/85866a65-0d9f-143f-e053-6b04a8c06a15) |

*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 |
|---------|-------|------|------|
| 9 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £157,500 | 23/01/2026 | Flat |
| 9 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £163,000 | 07/12/2020 | Flat |
| 9 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £150,000 | 23/11/2018 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 POND WAY, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GP | £160,000 | 22/07/2024 | Flat |
| 17 SCOTT CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GL | £188,000 | 15/09/2023 | Flat |
| 3 POND WAY, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GP | £195,000 | 04/08/2023 | Flat |
| 27 EGYPTIAN GOOSE ROAD, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8FN | £161,500 | 20/01/2023 | Flat |
| 14 CORMORANT DRIVE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8UR | £192,000 | 16/12/2022 | Flat |
| 2 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £180,000 | 09/12/2022 | Flat |
| 6 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £162,000 | 02/12/2022 | Flat |
| 4 CORMORANT DRIVE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8UR | £194,000 | 25/11/2022 | Flat |
| 20 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £182,500 | 18/11/2022 | Flat |
| 14 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £175,000 | 17/11/2022 | Flat |
| 10 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £175,000 | 28/10/2022 | Flat |
| 18 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £180,000 | 28/10/2022 | Flat |
| 8 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £177,500 | 30/09/2022 | Flat |
| 2 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £175,000 | 23/09/2022 | Flat |
| 4 GROUSE CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8US | £177,500 | 22/09/2022 | Flat |
| 8 CORDWAINER CLOSE, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GT | £185,000 | 20/05/2022 | Flat |
| 10 POND WAY, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GP | £165,000 | 29/04/2022 | Flat |
| 11 EGYPTIAN GOOSE ROAD, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8FN | £175,000 | 28/04/2022 | Flat |
| 1 POND WAY, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GP | £165,000 | 11/04/2022 | Flat |
| 15 POND WAY, SPROWSTON, NORWICH, BROADLAND, NORFOLK, NR7 8GP | £180,000 | 18/03/2022 | Flat |

**Area average:** £177,250 (20 sales)

## Capital growth trend

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

- **5y growth:** -1.5%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

*Official index for Broadland; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 2%
- **5y growth (index):** 1.9%
- **10y growth (index):** 17.1%

## Rental Range

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

- **Low:** £845/mo
- **Realistic:** £939/mo
- **Optimistic:** £1,033/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 |
|------|------|------|------|------|
| 2 Bed Detached House, Conroy Close, NR7 | £1,650/mo | 2 | 0.61 miles | OpenRent |
| 5 Bed Detached House, St. Marys Grove, NR7 | £2,000/mo | 5 | 0.84 miles | OpenRent |
| 3 Bed Terraced House, Salhouse Road, NR7 | £1,300/mo | 3 | 0.92 miles | OpenRent |
| 5 Bed Detached House, Seppings Way, NR13 | £1,850/mo | 5 | 0.96 miles | OpenRent |
| 3 Bed Terraced House, Purland Road, NR7 | £1,300/mo | 3 | 0.99 miles | OpenRent |
| 3 Bed Terraced House, Purland Road, NR7 | £1,500/mo | 3 | 0.99 miles | OpenRent |
| 2 Bed Flat, Riley Close, NR7 | £1,400/mo | 2 | 1.01 miles | OpenRent |
| 2 Bed Flat, Munnings Road, NR7 | £1,100/mo | 2 | 1.08 miles | OpenRent |
| 2 Bed Bungalow, Lone Barn Road, NR7 | £1,100/mo | 2 | 1.15 miles | OpenRent |
| 2 Bed Flat, Kempe Close, NR7 | £975/mo | 2 | 1.17 miles | OpenRent |

**Average rent: £1,418/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.86% (okay)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 10.3%
- **Cost-to-rent:** 9.7×
- **Monthly cashflow:** £570/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15%

*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 |
|----------|-------|
| Violence and sexual offences | 29 |
| Anti-social behaviour | 9 |
| Criminal damage and arson | 6 |
| Public order | 4 |
| Shoplifting | 3 |
| Burglary | 1 |
| Other theft | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **56** |

*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 |
|------|------|----------|--------|
| White House Farm | Primary | 0.4 miles | Good — 24 Apr 2024 |
| Sparhawk Infant School & Nursery | Primary | 0.8 miles | Outstanding — 2 Dec 2019 |
| Falcon Junior School | Primary | 0.9 miles | Good — 15 Dec 2022 |
| Cecil Gowing Infant School | Primary | 0.9 miles | Good — 18 Jun 2014 |
| Sprowston Community Academy | Secondary | 1.1 miles | Good — 12 Jul 2022 |