Sold STC Semi-detached

38 SHRUB LANE

NORWICH, HELLESDON, NORFOLK NR6 5FR

3 beds 2 baths 936 sq ft Listed 4 Jan 2025 (-527d)

£290,000

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# 3 bedroom semi-detached house for sale (NR6 5FR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 38 SHRUB LANE, NORWICH, HELLESDON, NORFOLK NR6 5FR |
| Price | £290,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Floor area | 87 m² |
| Last sold | £283,000 Apr 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 13/11/2033
- **Current heating cost:** £435/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/9147-3932-1309-1137-2204)

## Description

3 Bedroom Semi-Detached property based on Shrub Lane in Hellesdon.

Shrub Lane is part of a newer development in the Hellesdon area.

As you head into this well presented home, you enter the porch, with a door separating you to the lounge. The lounge itself has a front window to the front, along with connections for your internet and tv. Under stair storage is also accessible from here. The hallway houses a downstairs WC. Moving into the modern fitted kitchen, you have ample storage for your kitchenware, along with integrated, oven, hobs and extractor. Along with space for a dish washer, washing machine and fridge freezer. The kitchen also has double doors leading out to the landscaped garden, which leads round to the side of the property for access from the driveway too.

Heading up to the first floor, you have two of the three bedrooms, one to the front of the property with dual aspect windows allowing plenty of light in. The second bedroom is separated by the family bathroom compromising of a: shower of bath, basin, toilet and heated towel rail.

The top floor is where the master bedroom is located, with some additional storage outside of the room. The bedroom runs the length of the house, which includes the ensuite. A shower, basin, toilet and towel can be found in here along with a Velux window.

There is off road parking for up to two cars available, along with a rear garden which is fully enclosed and very private.

If you would like more information, or to book a viewing please call:  .

## Property Photos

- ![Picture No. 02](/listings/photos/156480686/598721) - Picture No. 02
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- ![Picture No. 18](/listings/photos/156480686/598751) - Picture No. 18
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- ![Picture No. 05](/listings/photos/156480686/598859) - Picture No. 05
- ![Picture No. 13](/listings/photos/156480686/598862) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/156480686/598866) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/156480686/598870) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £283,000 | 11/04/2025 | 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 |
|---------|-------|------|------|
| 89 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG | £425,000 | 04/12/2025 | Semi-detached |
| 1 SAMSON ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HG | £320,000 | 01/12/2025 | Semi-detached |
| 116 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG | £292,000 | 01/12/2025 | Semi-detached |
| 128 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG | £200,000 | 15/08/2025 | Semi-detached |
| 3 KINSALE AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5SG | £252,500 | 15/11/2023 | Semi-detached |
| [Same street] 44 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £249,000 | 31/10/2023 | Semi-detached |
| [Same street] 42 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £245,000 | 27/10/2023 | Semi-detached |
| [Same street] 46 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £242,000 | 27/10/2023 | Semi-detached |
| [Same street] 40 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £245,000 | 29/09/2023 | Semi-detached |
| [Same street] 48 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £347,000 | 29/09/2023 | Detached |
| 62 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH | £230,000 | 20/07/2023 | Semi-detached |
| [Same street] 4 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR | £68,064 | 30/05/2023 | Other |
| 3A HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HQ | £107,000 | 11/04/2023 | Semi-detached |
| 19 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £290,000 | 28/02/2023 | Semi-detached |
| 29 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £289,000 | 31/01/2023 | Semi-detached |
| 3A HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HQ | £195,000 | 16/12/2022 | Semi-detached |
| 58 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £298,000 | 09/12/2022 | Semi-detached |
| 37 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £285,000 | 30/11/2022 | Semi-detached |
| 39 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £265,000 | 30/11/2022 | Semi-detached |
| 41 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £265,000 | 30/11/2022 | Semi-detached |
| 35 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £285,000 | 30/11/2022 | Semi-detached |
| 48 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH | £355,000 | 24/11/2022 | Semi-detached |
| 76 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH | £310,000 | 14/10/2022 | Semi-detached |
| 104 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG | £320,000 | 11/10/2022 | Semi-detached |
| 60 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD | £275,000 | 30/09/2022 | Semi-detached |
| 51 MOUNTFIELD AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5HN | £317,500 | 05/09/2022 | Semi-detached |

**Street average:** £232,677 (6 sales)
**Area average:** £278,800 (20 sales)

## Price vs local average

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

- **Local average:** £276,510 (36 Semi-detached, NR6, 2024–2026)
- **Deviation:** +4.9%

## Rental Range

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

- **Low:** £1,150/mo
- **Realistic:** £1,278/mo
- **Optimistic:** £1,406/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 Terraced House, Gresham Road, NR3 | £1,250/mo | 3 | 0.76 miles | OpenRent |
| 3 Bed Semi-Detached House, Silk Mill Road, NR6 | £1,300/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £1,275/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £159,375
- **Target investor price (1%):** £127,500

*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 £1,275/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-20/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** £3,333/m²

## Capital growth trend

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

- **5y growth:** 14.1%
- **10y growth:** 37.3%

## House Price Index (HM Land Registry)

*Official index for East of England; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 15.1%
- **10y growth (index):** 36.6%

## 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

87 m²

Council tax band

EPC rating

Last sold

£283,000 Apr 2025

Price per m²

£3,333/m²

Local average

£276,510 (+4.9%)

Street crime

118 incidents within 1 mile (Apr 2026)

Key features

New Build
EPC - B
Landscaped Garden
Off Road Parking
Good Connections into Norwich
Three Double Bedrooms

Additional details

Parking: Yes
Garden: Yes

Description

3 Bedroom Semi-Detached property based on Shrub Lane in Hellesdon.

Shrub Lane is part of a newer development in the Hellesdon area.

As you head into this well presented home, you enter the porch, with a door separating you to the lounge. The lounge itself has a front window to the front, along with connections for your internet and tv. Under stair storage is also accessible from here. The hallway houses a downstairs WC. Moving into the modern fitted kitchen, you have ample storage for your kitchenware, along with integrated, oven, hobs and extractor. Along with space for a dish washer, washing machine and fridge freezer. The kitchen also has double doors leading out to the landscaped garden, which leads round to the side of the property for access from the driveway too.

Heading up to the first floor, you have two of the three bedrooms, one to the front of the property with dual aspect windows allowing plenty of light in. The second bedroom is separated by the family bathroom compromising of a: shower of bath, basin, toilet and heated towel rail.

The top floor is where the master bedroom is located, with some additional storage outside of the room. The bedroom runs the length of the house, which includes the ensuite. A shower, basin, toilet and towel can be found in here along with a Velux window.

There is off road parking for up to two cars available, along with a rear garden which is fully enclosed and very private.

If you would like more information, or to book a viewing please call: .

Listed by

Norwich

Leaders and Romans Group

Reference: 156480686

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 14/11/2023

Expiry date: 13/11/2033

Current heating cost: £435/year

Potential heating cost: £435/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

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	11/04/2025 (1 year ago)	£283,000	—

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
89 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG	£425,000	04/12/2025	Semi-detached
1 SAMSON ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HG	£320,000	01/12/2025	Semi-detached
116 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG	£292,000	01/12/2025	Semi-detached
128 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG	£200,000	15/08/2025	Semi-detached
3 KINSALE AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5SG	£252,500	15/11/2023	Semi-detached
Same street 44 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£249,000	31/10/2023	Semi-detached
Same street 42 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£245,000	27/10/2023	Semi-detached
Same street 46 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£242,000	27/10/2023	Semi-detached
Same street 40 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£245,000	29/09/2023	Semi-detached
Same street 48 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£347,000	29/09/2023	Detached
62 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH	£230,000	20/07/2023	Semi-detached
Same street 4 SHRUB LANE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FR	£68,064	30/05/2023	Other
3A HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HQ	£107,000	11/04/2023	Semi-detached
19 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£290,000	28/02/2023	Semi-detached
29 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£289,000	31/01/2023	Semi-detached
3A HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HQ	£195,000	16/12/2022	Semi-detached
58 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£298,000	09/12/2022	Semi-detached
37 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£285,000	30/11/2022	Semi-detached
39 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£265,000	30/11/2022	Semi-detached
41 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£265,000	30/11/2022	Semi-detached
35 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£285,000	30/11/2022	Semi-detached
48 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH	£355,000	24/11/2022	Semi-detached
76 HERCULES ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5HH	£310,000	14/10/2022	Semi-detached
104 LINKS AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5PG	£320,000	11/10/2022	Semi-detached
60 BIRCHWOOD ROAD, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 5FD	£275,000	30/09/2022	Semi-detached
51 MOUNTFIELD AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 5HN	£317,500	05/09/2022	Semi-detached

Street average: £232,677 (6 sales)

Area average: £278,800 (20 sales)

Capital growth trend

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

5y growth 14.1%

10y growth 37.3%

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

1y (index) 1.8%

5y (index) 15.1%

10y (index) 36.6%

Rental Range

Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,150/mo

Realistic £1,278/mo

Optimistic £1,406/mo

Based on Postcode area NR → East of England.

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 NR6 5FR

Nearby

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

Type	Name	Distance
Bus stop	Samson Road, opp	0.2 miles
Bus stop	Hercules Close, adj	0.2 miles
Shop	We Buy Any Car	0.4 miles
Shop	Howdens Joinery	0.4 miles
University	Broadcast House	2.2 miles
Train station	Norwich	2.9 miles
Hospital	Norfolk and Norwich University Hospital:Emergency Department	3.2 miles
University	Easton College	4.3 miles
Train station	Salhouse	5.6 miles
Hospital	Ogden Court Community Hospital	8.6 miles

Street-level crime

Category	Count
Violence and sexual offences	54
Anti-social behaviour	16
Criminal damage and arson	10
Shoplifting	10
Public order	7
Drugs	5
Other crime	5
Bicycle theft	3
Possession of weapons	3
Burglary	2
Other theft	2
Robbery	1
Total incidents	118

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
Kinsale Infant School	Primary	0.2 miles	Good — 4 May 2011
Kinsale Junior School	Primary	0.2 miles	Good — 19 Dec 2014
Hellesdon High School	Secondary	0.3 miles	Requires improvement — 20 Nov 2023
Heather Avenue Infant School	Primary	0.6 miles	— (Inspected (no overall grade))
Mile Cross Primary School	Primary	0.7 miles	Outstanding — 18 Dec 2017

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 Terraced House, Gresham Road, NR3	£1,250/mo	3	0.76 miles	OpenRent
3 Bed Semi-Detached House, Silk Mill Road, NR6	£1,300/mo	3	0.78 miles	OpenRent

Average rent: £1,275/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £159,375

Target investor price (1%) £127,500

Gross yield 5.3%

Cost-to-rent ratio 19×

Monthly cashflow £-20/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.3%

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).