Sold STC Detached

BROADLANDS

MILL LOKE, NORWICH, HORNING, NORFOLK NR12 8LL

3 beds 1 baths 1,184 sq ft Listed 25 Apr 2024 (-768d)

£550,000

Guide Price

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# 3 bedroom detached house for sale (NR12 8LL)

## Property Details

| Key | Value |
|-----|-------|
| Address | BROADLANDS, MILL LOKE, NORWICH, HORNING, NORFOLK NR12 8LL |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 110 m² |
| Last sold | £525,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £868/year
- **Est. upgrade cost to C:** £15,520

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£20)
- 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/3232-6421-1200-0356-0292)

## Description

This lovely period detached property enjoys a tucked away location with an elevated position with fine views over Horning village, the river valley and river Bure, set in delightful cottages style gardens which surround the property it offers 3 bedroom accommodation with large triple aspect Living/Dining room, an attractive Sun Lounge/Conservatory and Kitchen/Breakfast room. The property does require some improvement but offers tremendous scope for extension (subject to planning), in this rarely available unique location. Viewing is strongly recommended.

## Property Photos

- ![Photo 1](/listings/photos/86854851/583244) - Photo 1
- ![Photo 47](/listings/photos/86854851/583247) - Photo 47
- ![Photo 6](/listings/photos/86854851/583249) - Photo 6
- ![Photo 3](/listings/photos/86854851/583251) - Photo 3
- ![Photo 33](/listings/photos/86854851/583253) - Photo 33
- ![Photo 31](/listings/photos/86854851/583256) - Photo 31
- ![Photo 36](/listings/photos/86854851/583259) - Photo 36
- ![Photo 35](/listings/photos/86854851/583261) - Photo 35
- ![Photo 29](/listings/photos/86854851/583264) - Photo 29
- ![Photo 22](/listings/photos/86854851/583267) - Photo 22
- ![Photo 24](/listings/photos/86854851/583269) - Photo 24
- ![Photo 27](/listings/photos/86854851/583271) - Photo 27
- ![Photo 46](/listings/photos/86854851/583274) - Photo 46
- ![Photo 51](/listings/photos/86854851/583277) - Photo 51
- ![Photo 5](/listings/photos/86854851/583279) - Photo 5
- ![Photo 7](/listings/photos/86854851/583281) - Photo 7
- ![Photo 8](/listings/photos/86854851/583286) - Photo 8
- ![Photo 4](/listings/photos/86854851/583290) - Photo 4
- ![Photo 2](/listings/photos/86854851/583297) - Photo 2
- ![Photo 9](/listings/photos/86854851/583300) - Photo 9
- ![Photo 10](/listings/photos/86854851/583304) - Photo 10
- ![Photo 11](/listings/photos/86854851/583307) - Photo 11
- ![Photo 14](/listings/photos/86854851/583312) - Photo 14
- ![Photo 16](/listings/photos/86854851/583316) - Photo 16
- ![Photo 19](/listings/photos/86854851/583321) - Photo 19
- ![Photo 21](/listings/photos/86854851/583323) - Photo 21
- ![Photo 23](/listings/photos/86854851/583327) - Photo 23
- ![Photo 26](/listings/photos/86854851/583329) - Photo 26
- ![Photo 28](/listings/photos/86854851/583332) - Photo 28
- ![Photo 30](/listings/photos/86854851/583334) - Photo 30
- ![Photo 32](/listings/photos/86854851/583338) - Photo 32
- ![Photo 34](/listings/photos/86854851/583340) - Photo 34
- ![Photo 37](/listings/photos/86854851/583342) - Photo 37
- ![Photo 38](/listings/photos/86854851/583347) - Photo 38
- ![Photo 39](/listings/photos/86854851/583348) - Photo 39
- ![Photo 40](/listings/photos/86854851/583352) - Photo 40
- ![Photo 45](/listings/photos/86854851/583355) - Photo 45

## Floorplans

- ![Floorplan](/listings/photos/86854851/583359) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BROADLANDS MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £525,000 | 23/03/2023 | 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 |
|---------|-------|------|------|
| [Same street] HILLTOP MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL | £550,000 | 01/05/2024 | Detached |
| 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 |
| REACH HORNING REACH, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8JR | £750,000 | 26/09/2022 | 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:** £540,000 (2 sales)
**Area average:** £490,846 (13 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:** £5,000/m²

## Capital growth trend

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

- **5y growth:** 1.8%
- **10y growth:** 51%

## House Price Index (HM Land Registry)

*Official index for North Norfolk; Detached series; as of February 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** 5.3%
- **10y growth (index):** 34.4%

## 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)

Photo 1 Photo 47 Photo 6 Photo 3 Photo 33 Photo 31 Photo 36 Photo 35 Photo 29 Photo 22 Photo 24 Photo 27 Photo 46 Photo 51 Photo 5 Photo 7 Photo 8 Photo 4 Photo 2 Photo 9 Photo 10 Photo 11 Photo 14 Photo 16 Photo 19 Photo 21 Photo 23 Photo 26 Photo 28 Photo 30 Photo 32 Photo 34 Photo 37 Photo 38 Photo 39 Photo 40 Photo 45

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Property details

Tenure

FREEHOLD

Floor area

110 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£525,000 Mar 2023

Price per m²

£5,000/m²

Local average

£414,371 (+32.7%)

Deprivation

Decile 6 (18,784 of 33,755)

Street crime

1 incident within 1 mile (Mar 2026)

Key features

UNIQUE RARELY AVAILABLE HOUSE
ELEVATED VIEWS OVER RIVER BURE
3 BEDROOMS
TRIPLE ASPECT LIVING/DINING ROOM
KITCHEN/BREAKFAST ROOM
CLOAKROOM & ULITIY ROOM
EPC D
1373 SQUARE FEET

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Norwich

Morton Reeves Ltd

Reference: 86854851

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 16/09/2022

Current heating cost: £868/year

Potential heating cost: £621/year

Est. upgrade cost to C: £15,520

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£20)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	23/03/2023 (3 years ago)	£525,000	—

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
Same street HILLTOP MILL LOKE, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8LL	£550,000	01/05/2024	Detached
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
REACH HORNING REACH, HORNING, NORWICH, NORTH NORFOLK, NORFOLK, NR12 8JR	£750,000	26/09/2022	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: £540,000 (2 sales)

Area average: £490,846 (13 sales)

Capital growth trend

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

5y growth 1.8%

10y growth 51%

House Price Index (HM Land Registry — official index, not sold-price averages): North Norfolk. Series: Detached. As of February 2026.

1y (index) -5.5%

5y (index) 5.3%

10y (index) 34.4%

Rental Range

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

Low £772/mo

Realistic £858/mo

Optimistic £944/mo

Based on Local Authority from postcode lookup → North Norfolk.

LHA (30th percentile) floor for Central Norfolk & Norwich: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NR12 8LL

Nearby

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

Type	Name	Distance
Shop	Tidings Newsagent	0.1 miles
Bus stop	Mill Hill, adj	0.1 miles
Shop	jhd interiors	0.1 miles
Bus stop	Lower Street	0.2 miles
Train station	Hoveton and Wroxham	2.5 miles
Train station	Wroxham BVR	2.5 miles
Hospital	North Walsham and District War Memorial Hospital	8.2 miles
University	Broadcast House	8.7 miles
Hospital	Norfolk and Norwich University Hospital:Emergency Department	11.9 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Total incidents	1

Within 1 mile during Mar 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
Horning Community Primary School	Primary	0.7 miles	Good — 30 Nov 2022
Neatishead Church of England Primary School	Primary	1.6 miles	Outstanding — 17 Mar 2019
St John's Community Primary School and Nursery	Primary	2.1 miles	Good — 28 Nov 2019
Broadland High Ormiston Academy	Secondary	2.3 miles	Good — 21 Nov 2011
Salhouse CofE Primary School	Primary	2.9 miles	— (Inspected (no overall grade))

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.16%

Max investor price (0.8%) £107,250

Target investor price (1%) £85,800

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).