Sold STC Detached

32 WALLER DRIVE

ATTLEBOROUGH, NORFOLK NR17 1FF

3 beds 2 baths 969 sq ft Listed 24 Jul 2023 (-1059d)

£275,000

Guide Price

Reduced on 12 Oct 2023

Save

# 3 bedroom detached house for sale (NR17 1FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 WALLER DRIVE, ATTLEBOROUGH, NORFOLK NR17 1FF |
| Price | £275,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Floor area | 90 m² |
| Last sold | £271,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 20/05/2031
- **Current heating cost:** £246/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/0320-3309-7050-2229-0281)

## Description

***GUIDE PRICE £275.000 - £300.000***

Boasting a fantastic size corner plot, this detached 3-bedroom house is filled with lots of natural light giving off a bright and airey feel. This lovely home also offers a south-facing garden, with off-street parking and a garage, this property is a must see.

Waller Drive, Attleborough is found only a short distance to the A11 and 5-minutes from the centre of Attleborough, this property is brilliantly positioned for family life and commuter needs. Local amenities include a selection of schools, restaurants, shops and local amenities are all within comfortable walking distance.

The kitchen is fitted with a range of base and wall units, with many integral appliances. The lounge is perfect for a family, with a dual aspect window, and a bay window overlooking the local children’s park

Upstairs you will find three double bedrooms, with the master bedroom having its own ensuite, and two double wardrobes and shelved storage cupboard off landing. The family bathroom is a good size, with bath, shower over. Sink and wc.

The garden is laid to lawn and patio, and offers privacy and plenty of sunlight due to its aspect. The garage provides further storage and worktop space and has electric connected.

## Property Photos

- ![PHOTOGRAPHY](/listings/photos/137806190/600711) - PHOTOGRAPHY
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## Floorplans

- ![FLOOR-PLAN](/listings/photos/137806190/600757) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/137806190/600760) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £271,000 | 05/09/2024 | Detached |
| 32 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £275,000 | 18/06/2021 | 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] 9 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £426,000 | 04/11/2025 | Detached |
| [Same street] 15 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £202,500 | 29/04/2024 | Flat |
| [Same street] 27 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £262,000 | 09/02/2024 | Terraced |
| [Same street] 9 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £412,500 | 27/10/2023 | Detached |
| [Same street] 7 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £300,000 | 29/09/2023 | Detached |
| [Same street] 5 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £360,000 | 29/09/2023 | Detached |
| 4 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ | £300,000 | 29/09/2023 | Detached |
| 2 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ | £300,000 | 29/09/2023 | Detached |
| 1 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ | £300,000 | 31/08/2023 | Detached |
| 26 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX | £297,000 | 16/12/2022 | Detached |
| 13 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £230,000 | 09/12/2022 | Detached |
| 20 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ | £310,000 | 30/09/2022 | Detached |
| [Same street] 11 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £360,000 | 31/08/2022 | Detached |
| [Same street] 13 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £285,000 | 31/08/2022 | Detached |
| 24 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £287,500 | 01/04/2022 | Detached |
| 29 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £280,000 | 31/03/2022 | Detached |
| 33 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £285,000 | 31/03/2022 | Detached |
| 4 MEADOWSWEET LOKE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BJ | £700,000 | 10/03/2022 | Detached |
| 26 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX | £285,000 | 03/03/2022 | Detached |
| 20 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX | £365,000 | 16/02/2022 | Detached |
| 31 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £363,000 | 10/02/2022 | Detached |
| THYME COTTAGE, 2 MEADOWSWEET LOKE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BJ | £665,000 | 03/02/2022 | Detached |
| BADGERS LONDON ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BE | £350,000 | 03/02/2022 | Detached |
| 18 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX | £285,000 | 17/12/2021 | Detached |
| 26 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £280,000 | 30/09/2021 | Detached |
| 28 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £350,000 | 24/09/2021 | Detached |
| 30 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR | £325,000 | 10/09/2021 | Detached |
| 19 WELLINGTON ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GQ | £270,000 | 30/07/2021 | Detached |
| [Same street] 4 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £320,000 | 16/07/2021 | Detached |
| [Same street] 1 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £350,000 | 30/06/2021 | Detached |
| [Same street] 3 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF | £310,000 | 30/06/2021 | Detached |

**Street average:** £326,182 (11 sales)
**Area average:** £341,375 (20 sales)

## Price vs local average

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

- **Local average:** £499,698 (29 Detached, NR17, 2024–2026)
- **Deviation:** -45%

## Rental Range

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

- **Low:** £822/mo
- **Realistic:** £913/mo
- **Optimistic:** £1,004/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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Hurricane Close, NR17 | £1,325/mo | 3 | 0.05 miles | OpenRent |
| 3 Bed End Terrace, Sorrel Drive, NR17 | £1,200/mo | 3 | 0.74 miles | OpenRent |

**Average rent: £1,263/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £157,875
- **Target investor price (1%):** £126,300

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,263/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £29/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,056/m²

## Capital growth trend

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

- **5y growth:** 38.8%
- **10y growth:** 65.8%

## House Price Index (HM Land Registry)

*Official index for Breckland; Detached series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 11.9%
- **10y growth (index):** 41.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

90 m²

Council tax band

EPC rating

Last sold

£271,000 Sep 2024

Price per m²

£3,056/m²

Local average

£499,698 (-45%)

Street crime

27 incidents within 1 mile (Apr 2026)

Key features

3 Bedrooms
Cloakroom
Living Room
Kitchen Dining Room
Ensuite Bathroom
Bathroom
Garage

Additional details

Parking: Yes
Garden: Yes

Description

*GUIDE PRICE £275.000 - £300.000*
Boasting a fantastic size corner plot, this detached 3-bedroom house is filled with lots of natural light giving off a bright and airey feel. This lovely home also offers a south-facing garden, with off-street parking and a garage, this property is a must see.

Waller Drive, Attleborough is found only a short distance to the A11 and 5-minutes from the centre of Attleborough, this property is brilliantly positioned for family life and commuter needs. Local amenities include a selection of schools, restaurants, shops and local amenities are all within comfortable walking distance.

The kitchen is fitted with a range of base and wall units, with many integral appliances. The lounge is perfect for a family, with a dual aspect window, and a bay window overlooking the local children’s park
Upstairs you will find three double bedrooms, with the master bedroom having its own ensuite, and two double wardrobes and shelved storage cupboard off landing. The family bathroom is a good size, with bath, shower over. Sink and wc.

The garden is laid to lawn and patio, and offers privacy and plenty of sunlight due to its aspect. The garage provides further storage and worktop space and has electric connected.

Listed by

Attleborough

Countrywide UK Sales - Connells

Reference: 137806190

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 21/05/2021

Expiry date: 20/05/2031

Current heating cost: £246/year

Potential heating cost: £246/year

Est. upgrade cost to C: £9,500

Recommendations

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

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

-1% since 2021

Event	Date	Price	% change
Sold	05/09/2024 (1 year ago)	£271,000	-1.5%
Sold	18/06/2021 (4 years ago)	£275,000	—

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 9 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£426,000	04/11/2025	Detached
Same street 15 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£202,500	29/04/2024	Flat
Same street 27 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£262,000	09/02/2024	Terraced
Same street 9 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£412,500	27/10/2023	Detached
Same street 7 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£300,000	29/09/2023	Detached
Same street 5 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£360,000	29/09/2023	Detached
4 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ	£300,000	29/09/2023	Detached
2 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ	£300,000	29/09/2023	Detached
1 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ	£300,000	31/08/2023	Detached
26 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX	£297,000	16/12/2022	Detached
13 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£230,000	09/12/2022	Detached
20 MUSTANG WAY, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FZ	£310,000	30/09/2022	Detached
Same street 11 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£360,000	31/08/2022	Detached
Same street 13 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£285,000	31/08/2022	Detached
24 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£287,500	01/04/2022	Detached
29 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£280,000	31/03/2022	Detached
33 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£285,000	31/03/2022	Detached
4 MEADOWSWEET LOKE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BJ	£700,000	10/03/2022	Detached
26 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX	£285,000	03/03/2022	Detached
20 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX	£365,000	16/02/2022	Detached
31 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£363,000	10/02/2022	Detached
THYME COTTAGE, 2 MEADOWSWEET LOKE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BJ	£665,000	03/02/2022	Detached
BADGERS LONDON ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1BE	£350,000	03/02/2022	Detached
18 HURRICANE CLOSE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GX	£285,000	17/12/2021	Detached
26 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£280,000	30/09/2021	Detached
28 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£350,000	24/09/2021	Detached
30 LANCASTER ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FR	£325,000	10/09/2021	Detached
19 WELLINGTON ROAD, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1GQ	£270,000	30/07/2021	Detached
Same street 4 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£320,000	16/07/2021	Detached
Same street 1 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£350,000	30/06/2021	Detached
Same street 3 WALLER DRIVE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 1FF	£310,000	30/06/2021	Detached

Street average: £326,182 (11 sales)

Area average: £341,375 (20 sales)

Capital growth trend

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

5y growth 38.8%

10y growth 65.8%

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

1y (index) 0.1%

5y (index) 11.9%

10y (index) 41.1%

Rental Range

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

Low £822/mo

Realistic £913/mo

Optimistic £1,004/mo

Based on Local Authority from postcode lookup → Breckland.

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 NR17 1FF

Nearby

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

Type	Name	Distance
Bus stop	London Road	0.5 miles
Bus stop	Dodds Close	0.5 miles
Shop	Garden Marquee	0.6 miles
Shop	Rosedale Funeral Home	1.1 miles
Train station	Attleborough	1.4 miles
Train station	Eccles Road	2.6 miles
Hospital	Ogden Court Community Hospital	6.8 miles
University	Easton College	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	13
Criminal damage and arson	4
Anti-social behaviour	3
Other theft	3
Public order	2
Burglary	1
Robbery	1
Total incidents	27

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
Rosecroft Primary School	Primary	0.3 miles	Requires improvement — 11 Jun 2024
Attleborough Academy	Secondary	1.5 miles	Good — 17 Oct 2016
Attleborough Primary School	Primary	1.5 miles	— (Inspected (no overall grade))
Great Ellingham Primary School	Primary	2.3 miles	Good — 11 May 2012
Old Buckenham Primary School and Nursery	Primary	2.4 miles	Good — 4 Mar 2019

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Hurricane Close, NR17	£1,325/mo	3	0.05 miles	OpenRent
3 Bed End Terrace, Sorrel Drive, NR17	£1,200/mo	3	0.74 miles	OpenRent

Average rent: £1,263/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £157,875

Target investor price (1%) £126,300

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £29/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).