# 11 WHISTLEFISH COURT, NORWICH, NORFOLK, NR5 8QR

## Property details

- Slug: `f2490b1` (address key hash: `f2490b1caeb1eaa285e06f11a2166877a0d7fd95`)
- Postcode: NR5 8QR
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 110 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £276,500 Feb 2026
- Price per m²: £2,514/m²
- Local average: £226,455 (22 sales)
- Street crime: 199 incidents within 1 mile (May 2026)

## Latest sale

- Price: £276,500
- Date: 2026-02-06
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/06/2035
- **Current heating cost:** £519/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0310-2597-4560-2695-5155)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £276,500 | Terraced | +6.3% | £288,974 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-7ce7-8922-e063-4804a8c094d0) |
| Sold | 2018-09-14 | £260,000 | Terraced | — | £319,419 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/79a74e21-e889-1289-e053-6b04a8c01627) |

*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 |
|---------|-------|------|------|
| 11 WHISTLEFISH COURT, NORWICH, NORFOLK, NR5 8QR | £276,500 | 06/02/2026 | Terraced |
| 11 WHISTLEFISH COURT, NORWICH, NORFOLK, NR5 8QR | £260,000 | 14/09/2018 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71 JEX ROAD, NORWICH, NORFOLK, NR5 8XQ | £207,000 | 16/12/2022 | Terraced |
| 128 JEX ROAD, NORWICH, NORFOLK, NR5 8XQ | £160,000 | 17/11/2022 | Terraced |
| 42 CADGE CLOSE, NORWICH, NORFOLK, NR5 8DE | £205,000 | 26/05/2022 | Terraced |
| 3 HORNING CLOSE, NORWICH, NORFOLK, NR5 8DN | £277,500 | 31/03/2022 | Terraced |
| 22 WHISTLEFISH COURT, NORWICH, NORFOLK, NR5 8QR | £282,000 | 31/03/2022 | Terraced |
| 55 WHISTLEFISH COURT, NORWICH, NORFOLK, NR5 8QR | £260,000 | 03/12/2021 | Terraced |
| 63 EARLHAM GROVE, NORWICH, NORFOLK, NR5 8DT | £230,000 | 15/10/2021 | Terraced |
| 36 HORNING CLOSE, NORWICH, NORFOLK, NR5 8DN | £157,000 | 08/10/2021 | Terraced |
| 79 EARLHAM GROVE, NORWICH, NORFOLK, NR5 8DU | £190,000 | 23/09/2021 | Terraced |
| 77 RANWORTH ROAD, NORWICH, NORFOLK, NR5 8EB | £187,500 | 09/09/2021 | Terraced |
| 127 RANWORTH ROAD, NORWICH, NORFOLK, NR5 8DY | £180,000 | 29/07/2021 | Terraced |

**Area average:** £212,364 (11 sales)

## Capital growth trend

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

- **5y growth:** 11.1%
- **10y growth:** 32.7%

## House Price Index (HM Land Registry)

*Official index for Norwich; Terraced series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 15.3%
- **10y growth (index):** 35.9%

## Rental Range

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

- **Low:** £1,037/mo
- **Realistic:** £1,152/mo
- **Optimistic:** £1,267/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 |
|------|------|------|------|------|
| 6 Bed Semi-Detached House, Jordans Close, NR5 | £4,200/mo | 6 | 0.81 miles | OpenRent |
| 4 Bed Terraced House, The Avenues, NR4 | £430/mo | 4 | 0.82 miles | OpenRent |

**Average rent: £2,315/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £289,375
- **Target investor price (1%):** £231,500

*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 £2,315/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £970/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.5%

*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 | 85 |
| Criminal damage and arson | 20 |
| Anti-social behaviour | 17 |
| Shoplifting | 17 |
| Other theft | 16 |
| Bicycle theft | 11 |
| Public order | 8 |
| Other crime | 7 |
| Vehicle crime | 5 |
| Burglary | 4 |
| Drugs | 4 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| Robbery | 1 |
| **Total incidents** | **199** |

*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 |
|------|------|----------|--------|
| Henderson Green Primary Academy | Primary | 0.1 miles | Requires improvement — 9 Jun 2024 |
| Earlham Nursery School | Nursery | 0.2 miles | Good — 21 Sep 2022 |
| Norwich Primary Academy | Primary | 0.2 miles | Good — 7 Jan 2020 |
| Future Education | Other | 0.4 miles | Requires improvement — 31 Jul 2022 |
| West Earlham Infant and Nursery School | Primary | 0.5 miles | Outstanding — 16 Nov 2017 |