# 3 bedroom detached house for sale (NR12 8LL) ## Property Details | Key | Value | |-----|-------| | Address | HILLTOP, MILL LOKE, NORWICH, HORNING, NORFOLK NR12 8LL | | Price | £550,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1930-1949 | | Floor area | 130 m² | | Last sold | £550,000 May 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 27/05/2034 - **Current heating cost:** £1,799/year - **Est. upgrade cost to C:** £10,500 ### Recommendations - W1 (£800 - £1,200) - 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/9634-5425-5300-0068-8222) ## Description **** **** Discover the timeless charm of this Horning property, where elegance meets classic design. The ground floor invites you to relish in a dining room adorned with rich red accents, a cosy living area with a charming fireplace and a uniquely themed kitchen, all exuding character and warmth. Upstairs, three generous bedrooms provide comfort, while the delightful garden space, ample off-road parking and a detached double garage complete the picture, making this home a haven of elegance with modern convenience.  **LOCATION** **** Discover the charm of Mill Loke, a superb location that offers the best of riverside living. Nestled near the River Bure, this area is a haven for those seeking tranquility and natural beauty. You'll find a range of amenities nearby, making daily life a breeze and access to great walks along the riverbank, ideal for leisurely strolls and taking in the surroundings. Don't forget to visit The Swan Inn pub for delicious food and a warm atmosphere, a perfect place for those looking to savour a quiet lifestyle while still having easy access to essential amenities and the scenic Norfolk Broads.  **THE** **PROPERTY** **** **** Nestled in a corner of Horning, you cross the threshold through the entrance hallway, to your right, a welcoming dining room awaits, with a touch of elegance. Perfect for dedicated gatherings and everyday meals, this room is currently adorned with a rich and inviting red theme, setting the stage for family dinners. The living area, a great-sized room, is next in line, where cherished furniture finds its perfect place. The focal point is a feature fireplace, which exudes warmth and charm, creating a cosy atmosphere for quiet moments. The kitchen area with its yellow-themed decor. It features plentiful cupboards and brick feature backdrop housing the hob adds character and authenticity, making this room truly unique. Here, you can prepare your favorite meals with a sense of joy. Adjacent to the kitchen, you'll discover a practical utility room. This space offers room to house additional appliances, seamlessly blending modern convenience with the classic design of the house. As you ascend the staircase, you're led to the upper floor, here, you'll discover three generous bedrooms, each with ample space to accommodate a double bed and the flexibility for arranging your cherished furniture. The upper floor also features a well-appointed bathroom, complete with a four-piece suite that includes a bath and a convenient shower. This bathroom offers the perfect respite for relaxation, where you can pamper yourself. The charm of this property extends beyond its interiors, as you step into the beautiful outdoor space. To the rear of the property lies a substantial plot, predominantly covered in green lawn. This outdoor space provides ample room for various recreational activities, gardening, or simply basking in the open air. A well-designed patio area offers an ideal spot for outdoor dining or leisurely moments, surrounded by mature shrubs and trees. Approaching from the front, the property welcomes you with a gravelled driveway that provides generous off-road parking. The detached double garage features two up-and-over access doors, offering secure storage for vehicles, hobbies, or additional belongings.  **AGENTS** **NOTE** **** We understand this property will be sold freehold, connected to all mains services. Gas Central Heating Council Tax Band - E   **DISCLAIMER** **** DISCLAIMER: Minors and Brady and their representatives are not authorized to make or provide any representations or warranties regarding the property, whether in this document or elsewhere, whether on their own behalf or on behalf of their client or otherwise. We assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. Any leasehold charges are provided by the seller, and it is recommended to have your legal representative fact check this information. Any areas, measurements, or distances mentioned in this document are approximate. The text, photographs, and plans provided are for guidance purposes only and may not cover all aspects comprehensively. It should not be assumed that the property possesses all necessary planning, building regulation, or other consents. Minors and Brady, has not tested any services, equipment, or facilities. Prospective purchasers are advised to verify the information through inspection or other means to their satisfaction.  ## Property Photos - ![Photo](/listings/photos/141763961/583200) - ![Photo](/listings/photos/141763961/583201) - ![Photo](/listings/photos/141763961/583202) - ![Photo](/listings/photos/141763961/583203) - ![Photo](/listings/photos/141763961/583204) - ![Photo](/listings/photos/141763961/583205) - ![Photo](/listings/photos/141763961/583206) - ![Photo](/listings/photos/141763961/583207) - ![Photo](/listings/photos/141763961/583208) - ![Photo](/listings/photos/141763961/583209) - ![Photo](/listings/photos/141763961/583210) - ![Photo](/listings/photos/141763961/583211) - ![Photo](/listings/photos/141763961/583212) - ![Photo](/listings/photos/141763961/583213) - ![Photo](/listings/photos/141763961/583214) - ![Photo](/listings/photos/141763961/583215) - ![Photo](/listings/photos/141763961/583216) - ![Photo](/listings/photos/141763961/583217) - ![Photo](/listings/photos/141763961/583218) - ![Photo](/listings/photos/141763961/583219) - ![Photo](/listings/photos/141763961/583220) - ![Photo](/listings/photos/141763961/583221) - ![Photo](/listings/photos/141763961/583222) - ![Photo](/listings/photos/141763961/583223) ## Floorplans - ![Floorplan 1](/listings/photos/141763961/583224) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/141763961/583225) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HILLTOP MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £550,000 | 01/05/2024 | Detached | | HILLTOP MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £365,000 | 18/09/2013 | 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 | |---------|-------|------|------| | 14 PINEWOOD DRIVE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LZ | £440,000 | 23/06/2023 | Detached | | [Same street] TURNAGAIN HOUSE MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £530,000 | 26/04/2023 | Detached | | [Same street] BROADLANDS MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £525,000 | 23/03/2023 | Detached | | BROOM HILL ROPES HILL, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PA | £1,500,000 | 07/10/2022 | Detached | | REACH HORNING REACH, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8JR | £750,000 | 26/09/2022 | Detached | | DOVE COTTAGE ROPES HILL, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PA | £1,260,000 | 15/09/2022 | Detached | | 6 BROADWATER WAY, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PD | £485,000 | 31/08/2022 | Detached | | BARN COTTAGE NEATISHEAD ROAD, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LB | £325,000 | 30/08/2022 | Detached | | MOREA, 27 PINEWOOD DRIVE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LZ | £950,000 | 26/05/2022 | Detached | | 5 MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8AE | £275,000 | 01/02/2022 | Detached | | FAIRPORT ROPES HILL, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PB | £795,000 | 21/12/2021 | Detached | | 11 THE AVENUE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LR | £450,000 | 22/11/2021 | Detached | | 3 STAITHE CLOSE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8AF | £350,000 | 28/09/2021 | Detached | | SILSDEN ROPES HILL, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PB | £203,000 | 05/08/2021 | Detached | | 11 PINEWOOD DRIVE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LZ | £475,000 | 20/07/2021 | Detached | | 6 BROADWATER WAY, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8PD | £333,000 | 23/06/2021 | Detached | | ROPES HILL BARN NEATISHEAD ROAD, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LB | £550,000 | 22/06/2021 | Detached | **Street average:** £527,500 (2 sales) **Area average:** £609,400 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £414,371 (35 Detached, NR12, 2024–2026) - **Deviation:** +32.7% ## Rental Range *ONS Price Index of Private Rents (North Norfolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £772/mo - **Realistic:** £858/mo - **Optimistic:** £944/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/mo ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £107,250 - **Target investor price (1%):** £85,800 *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:** £4,231/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -5.9% - **10y growth:** 38.2% ## House Price Index (HM Land Registry) *Official index for North Norfolk; Detached series; as of March 2026.* - **1y growth (index):** -2.3% - **5y growth (index):** 9.3% - **10y growth (index):** 35.1% ## 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)