Sold Barn Conversion

2

CHURCH FARM BARNS, THE STREET, NORWICH, BRAMERTON, NORFOLK NR14 7DW

2 beds 1 baths 2,067 sq ft Listed 1 Jun 2023 (-1118d)

£170,000

Guide Price

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# 2 bedroom barn conversion for sale (NR14 7DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2, CHURCH FARM BARNS, THE STREET, NORWICH, BRAMERTON, NORFOLK NR14 7DW |
| Price | £170,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 192 m² |
| Last sold | £375,000 Oct 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/04/2028
- **Est. upgrade cost to C:** £19,090

### Recommendations
- W2 (£4,000 - £6,000)
- E (£90)
- L2 (£2,000 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9898-6006-7224-5978-3974)

## Description

Located in one of Norwich's most desirable villages this characterful home is a must see and is offered with no onward chain.

The impressive reception room offers ample entertaining space and the kitchen is adjacent. The bathroom is in good condition and is found on the ground floor along with the principal bedroom. A quirky mezzanine bedroom is found to the first floor and the welcoming hallway provides ample space for coats and shoes.

This unique home comes complete with full use of the communal garden along with an allocated parking space and full use of the visitors parking bays

The village of Bramerton is perfect for those seeking quiet but convenient living, the rural village is located off the A146 just 5 miles southeast of the Cathedral City of Norwich. Direct bus routes to the local schools and into the heart of Norwich pick up nearby to this home and the picturesque locality is popular with walkers. The Water’s Edge Restaurant & Bar is moments away and is one of Norfolk’s hidden gems, situated on the side of the River Yare with stunning unspoilt views.

## Property Photos

- ![Reception Room](/listings/photos/135600497/722682) - Reception Room
- ![Kitchen](/listings/photos/135600497/722691) - Kitchen
- ![Bathroom](/listings/photos/135600497/722694) - Bathroom
- ![Front](/listings/photos/135600497/722703) - Front
- ![Parking](/listings/photos/135600497/722705) - Parking
- ![Church Farm Barns](/listings/photos/135600497/722708) - Church Farm Barns

## Floorplans

- ![Floorplan](/listings/photos/135600497/722716) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CHURCH FARM BARNS 2 THE STREET, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7DW | £375,000 | 12/10/2018 | Terraced |
| CHURCH FARM BARNS 2 THE STREET, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7DW | £311,000 | 11/04/2008 | Terraced |
| CHURCH FARM BARNS 2 THE STREET, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7DW | £280,000 | 05/06/2006 | Detached |
| CHURCH FARM BARNS 2 THE STREET, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7DW | £180,000 | 09/03/2001 | Flat |
| CHURCH FARM BARNS 2 THE STREET, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7DW | £110,000 | 27/02/1997 | 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 |
|---------|-------|------|------|
| 3A CHURCH FARM CLOSE, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7FD | £650,000 | 15/12/2022 | Other |
| 3A CHURCH FARM CLOSE, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7FD | £180,000 | 30/05/2022 | Other |

**Area average:** £415,000 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £726,438 (9 Other, NR14, 2024–2026)
- **Deviation:** -76.6%

## Rental Range

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

- **Low:** £876/mo
- **Realistic:** £973/mo
- **Optimistic:** £1,070/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £693/mo

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £121,625
- **Target investor price (1%):** £97,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £885/m²

## Capital growth trend

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

- **5y growth:** -1.6%
- **10y growth:** 111.4%

## House Price Index (HM Land Registry)

*Official index for South Norfolk; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 14%
- **10y growth (index):** 39.3%

## 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)

Reception Room Kitchen Bathroom Front Parking Church Farm Barns

/ 6

Property details

Tenure

FREEHOLD

Floor area

192 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£375,000 Oct 2018

Price per m²

£885/m²

Local average

£726,438 (-76.6%)

Deprivation

Decile 8 (23,694 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

Guide Price £170,000 - £180,000
No Onward Chain
Discreetly Positioned Within An Idyllic Location
Handful Of Neighbouring Properties
Unique Barn Conversion
Sizeable Reception Room & Welcoming Hallway
Ground Floor Bedroom & Additional Mezzanine Bedroom
Both Kitchen & Bathroom In Good Condition
Perfect For Homeowners & Investors Alike
Close Proximity Of Bramerton Common, The River & Easy Reach Of Norwich's City Centre

Additional details

Parking: Yes

Description

Perfectly positioned in an idyllic setting with just a handful of neighbouring properties stands this striking barn conversion. If peace, tranquillity, and convenient living are important in your property search then look no further than Church Farms Barns!

Located in one of Norwich's most desirable villages this characterful home is a must see and is offered with no onward chain.

The impressive reception room offers ample entertaining space and the kitchen is adjacent. The bathroom is in good condition and is found on the ground floor along with the principal bedroom. A quirky mezzanine bedroom is found to the first floor and the welcoming hallway provides ample space for coats and shoes.

This unique home comes complete with full use of the communal garden along with an allocated parking space and full use of the visitors parking bays

The village of Bramerton is perfect for those seeking quiet but convenient living, the rural village is located off the A146 just 5 miles southeast of the Cathedral City of Norwich. Direct bus routes to the local schools and into the heart of Norwich pick up nearby to this home and the picturesque locality is popular with walkers. The Water’s Edge Restaurant & Bar is moments away and is one of Norfolk’s hidden gems, situated on the side of the River Yare with stunning unspoilt views.

Listed by

Poringland

Winkworth

Reference: 135600497

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/04/2018

Expiry date: 10/04/2028

Est. upgrade cost to C: £19,090

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£90)
High heat retention storage heaters (£2,000 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

241% since 1997

Event	Date	Price	% change
Sold	12/10/2018 (7 years ago)	£375,000	+20.6%
Sold	11/04/2008 (18 years ago)	£311,000	+11.1%
Sold	05/06/2006 (20 years ago)	£280,000	+55.6%
Sold	09/03/2001 (25 years ago)	£180,000	+63.6%
Sold	27/02/1997 (29 years ago)	£110,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
3A CHURCH FARM CLOSE, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7FD	£650,000	15/12/2022	Other
3A CHURCH FARM CLOSE, BRAMERTON, NORWICH, SOUTH NORFOLK, NORFOLK, NR14 7FD	£180,000	30/05/2022	Other

Area average: £415,000 (2 sales)

Capital growth trend

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

5y growth -1.6%

10y growth 111.4%

House Price Index (HM Land Registry — official index, not sold-price averages): South Norfolk. Series: All dwelling types. As of March 2026.

1y (index) 0.2%

5y (index) 14%

10y (index) 39.3%

Rental Range

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

Low £876/mo

Realistic £973/mo

Optimistic £1,070/mo

Based on Local Authority from postcode lookup → South Norfolk.

LHA (30th percentile) floor for Central Norfolk & Norwich: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NR14 7DW

Nearby

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

Type	Name	Distance
Bus stop	Rockland Road, adj	0.1 miles
Bus stop	Hall, adj	0.3 miles
Shop	Applebee Orchard and Apiary	0.4 miles
Shop	Yelverton Garage	0.9 miles
Train station	Brundall Gardens	2.5 miles
Train station	Brundall	2.9 miles
University	Broadcast House	5.0 miles
Hospital	Norfolk and Norwich University Hospital:Emergency Department	7.3 miles
University	Easton College	10.3 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Apr 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
Rockland St Mary Primary School	Primary	1.1 miles	Good — 15 Mar 2022
Surlingham Primary School	Primary	1.5 miles	Good — 20 Mar 2022
Alpington and Bergh Apton Church of England Voluntary Aided Primary School	Primary	1.8 miles	Outstanding — 9 Sep 2015
Poringland Primary School	Primary	2.2 miles	Good — 6 Jul 2023
Framingham Earl High School	Secondary	2.3 miles	Good — 6 Nov 2014

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.57%

Max investor price (0.8%) £121,625

Target investor price (1%) £97,300

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).