# 4 bedroom semi-detached house for sale (NR17 2LA) ## Property Details | Key | Value | |-----|-------| | Address | HULVA COTTAGE, NORWICH ROAD, ATTLEBOROUGH, BESTHORPE, NORFOLK NR17 2LA | | Price | £400,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | B | | Last sold | £395,000 Dec 2024 | ## Description GUIDE PRICE: £400,000 - £450,000 Nestled in the picturesque village of Besthorpe, this stunning four-bedroom semi-detached cottage exudes charm and elegance. Boasting a perfect blend of period features with modern conveniences. The inviting living/study area with an inglenook fireplace sets the tone. A modern kitchen with an island and French doors leads to a bright dining room, perfect for family meals or entertaining. A convenient ground floor shower room adds to the functionality. Upstairs, four generously sized bedrooms await, including a luxurious master with high ceilings and four piece suite bathroom. Outside, a large garden with a patio and lawn offers a perfect space to relax or enjoy hobbies. Off-road parking completes this delightful property. **THE LOCATION** This charming property sits nestled in Besthorpe, a postcard-perfect village, just a short distance from the prestigious Wymondham College. Beyond education, Attleborough, a bustling market town southwest of Norwich, offers a delightful mix of convenience and charm. From grocery stores to medical care, you'll find everything you need close by. Plus, excellent train connections to Norwich, Cambridge, and London put the wider world at your fingertips. **NORWICH ROAD** Upon entering, the warmth and character of the home envelop you, starting with the inviting sitting room/study area. This space is a true focal point, boasting an inglenook fireplace, painted beams and dual aspect views that flood the room with natural light. The newly fitted kitchen featuring a luxurious island, stylish white tiled backsplash and French doors leading to the rear. Ideal for both casual family meals and entertaining guests. Adjacent to the kitchen, the bright and airy dining room offers a versatile space that can easily adapt to your lifestyle needs. Original style latch doors add a touch of authenticity, creating a seamless flow throughout the ground floor. The ground floor boasts a new shower room, perfect for additional household needs. The bathroom exudes sophistication, with its white and grey tones seamlessly complementing the chrome accents within the four-piece suite. Making your way upstairs, you will find four generously sized double bedrooms, each exuding its own unique charm. The primary bedroom is a haven, featuring high ceilings and dual aspect views. Outside, a large garden plot awaits, with a gravel seating area and raised lawn expanse ready to cater to your recreational needs. Whether you enjoy gardening, outdoor dining or simply relaxing in the fresh air, this space offers endless possibilities. Additional features of the property include off-road parking for two cars, ensuring convenience for you and your guests. **AGENTS NOTE** We understand this property will be sold freehold, connected to all mains water, electricity, gas and septic tank. Council Tax Band - B EPC Rating: C**Disclaimer** Minors and Brady, along with their representatives, are not authorized to provide assurances about the property, whether on their own behalf or on behalf of their client. We do not take responsibility for any statements made in these particulars, which do not constitute part of any offer or contract. It is recommended to verify leasehold charges provided by the seller through legal representation. All mentioned areas, measurements, and distances are approximate, and the information provided, including text, photographs, and plans, serves as guidance and may not cover all aspects comprehensively. It should not be assumed that the property has all necessary planning, building regulations, or other consents. Services, equipment, and facilities have not been tested by Minors and Brady, and prospective purchasers are advised to verify the information to their satisfaction through inspection or other means. ## Property Photos - ![Photo](/listings/photos/148489976/581526) - ![Photo](/listings/photos/148489976/581529) - ![Photo](/listings/photos/148489976/581530) - ![Photo](/listings/photos/148489976/581536) - ![Photo](/listings/photos/148489976/581539) - ![Photo](/listings/photos/148489976/581540) - ![Photo](/listings/photos/148489976/581542) - ![Photo](/listings/photos/148489976/581545) - ![Photo](/listings/photos/148489976/581547) - ![Photo](/listings/photos/148489976/581551) - ![Photo](/listings/photos/148489976/581556) - ![Photo](/listings/photos/148489976/581561) - ![Photo](/listings/photos/148489976/581567) - ![Photo](/listings/photos/148489976/581569) - ![Photo](/listings/photos/148489976/581574) - ![Photo](/listings/photos/148489976/581577) - ![Photo](/listings/photos/148489976/581580) - ![Photo](/listings/photos/148489976/581583) - ![Photo](/listings/photos/148489976/581586) - ![Photo](/listings/photos/148489976/581590) - ![Photo](/listings/photos/148489976/581594) - ![Photo](/listings/photos/148489976/581597) - ![Photo](/listings/photos/148489976/581600) - ![Photo](/listings/photos/148489976/581601) - ![Photo](/listings/photos/148489976/581603) - ![Photo](/listings/photos/148489976/581605) - ![Photo](/listings/photos/148489976/581606) - ![Photo](/listings/photos/148489976/581607) - ![Photo](/listings/photos/148489976/581609) - ![Photo](/listings/photos/148489976/581611) - ![Photo](/listings/photos/148489976/581618) ## Floorplans - ![Floorplan 1](/listings/photos/148489976/581624) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HULVA COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £395,000 | 20/12/2024 | Semi-detached | | HULVA COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £254,000 | 28/04/2017 | Semi-detached | | HULVA COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £240,000 | 09/03/2007 | Semi-detached | | HULVA COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £116,000 | 14/12/2000 | Semi-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] CHERRY TREE BARN NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £435,000 | 05/04/2023 | Detached | | [Same street] NORTHVIEW NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £550,000 | 09/06/2022 | Detached | | 18 NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LB | £300,000 | 22/03/2022 | Semi-detached | | 17 NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LB | £270,000 | 28/01/2022 | Semi-detached | | [Same street] BIRCH COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £380,000 | 30/09/2021 | Detached | | [Same street] ASHTREES NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £615,000 | 30/09/2021 | Detached | | [Same street] MAPLE COTTAGE NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £340,000 | 24/09/2021 | Detached | | [Same street] FIELD VIEW NORWICH ROAD, BESTHORPE, ATTLEBOROUGH, BRECKLAND, NORFOLK, NR17 2LA | £297,500 | 30/06/2021 | Semi-detached | **Street average:** £436,250 (6 sales) **Area average:** £285,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £260,000 (16 Semi-detached, NR17, 2024–2026) - **Deviation:** +53.8% ## 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):** £1,147/mo ## 1% Rule - **Rent ratio:** 0.23% (weak for cashflow) - **Max investor price (0.8%):** £114,125 - **Target investor price (1%):** £91,300 *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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -8.1% - **10y growth:** 33.5% ## House Price Index (HM Land Registry) *Official index for Breckland; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.4% - **5y growth (index):** 13.2% - **10y growth (index):** 43.5% ## 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)