# 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

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.

## 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)