For sale Detached

THE MILLERS HOUSE

HIGH STREET, HOLT, CLEY, NORFOLK NR25 7RF

4 beds 2 baths 1,830 sq ft Listed 12 May 2026 (-175d)

£845,000

Guide Price

Reduced on 20 Aug 2026 · Was £895,000

Save

# 4 bedroom link detached house for sale (NR25 7RF)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE MILLERS HOUSE, HIGH STREET, HOLT, CLEY, NORFOLK NR25 7RF |
| Price | £845,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 170 m² |
| Last sold | £930,000 Sep 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 05/09/2028
- **Current heating cost:** £1,537/year
- **Est. upgrade cost to C:** £36,900

### Recommendations
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8908-7721-3910-2336-8902)

## Description

The heart of the home sits on the first floor, where a spacious open-plan kitchen, dining and living area opens directly onto a contemporary glass-fronted balcony, perfectly placed for taking in the far-reaching coastal and marshland views.

The ground floor provides a welcoming entrance hall leading to three generous double bedrooms, a family bathroom, utility room and cloakroom. Occupying the entire top floor, the principal suite offers a peaceful and private retreat.

Outside, the property benefits from off-road parking, an attached garage, enclosed front gardens and a thoughtfully landscaped rear garden ideal for outdoor entertaining or relaxing after a day by the coast.

**CLEY**

Cley-next-the-Sea is renowned for its winter visitors and rare native birds, visible from the village’s iconic windmill. This quaint coastal village boasts unique shops, two pubs, a church, and acclaimed food spots like The Cley Smoke House for smoked fish and Picnic Fayre for gourmet delicacies.

Just under five miles away lies Holt, a community-focused town known for its local events such as the Holt Festival and 1940s Weekend. Holt features traditional shops like a butcher, fishmonger, and greengrocer, alongside Bakers and Larners, a historic department store and food hall since 1770. Gresham’s School, founded in 1955, adds to the town’s rich heritage.

Holt offers chic boutiques and lifestyle stores, including Norfolk Natural Living for locally made fragrances. Byfords deli and café, believed to be the town’s oldest house, is a perfect spot to relax with coffee and watch the world go by.

For those seeking a coastal lifestyle, Cley-next-the-Sea and Holt epitomize the charm and community spirit of North Norfolk.

**SERVICES CONNECTED**

Mains water, electricity and drainage. Air source heating.

**COUNCIL TAX**

Band D.

**ENERGY EFFICIENCY RATING**

E. Ref:- 8908-7721-3910-2336-8902

To retrieve the Energy Performance Certificate for this property please visit   and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.

**TENURE**

Freehold.

**LOCATION**

What3words: ///unpacked.snooping.quit

**WEBSITE TAGS**

sea-breeze

perfect-views

village-spirit

EPC Rating: D

## Property Photos

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## Floorplans

- ![All](/listings/photos/88343961/1679651) - All

## EPC Graphs

- ![EPC 1](/listings/photos/88343961/1679652) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE MILLERS HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RF | £930,000 | 24/09/2021 | Detached |
| THE MILLERS HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RF | £625,000 | 30/03/2016 | 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 |
|---------|-------|------|------|
| DAWES LOKE THE COTTAGE TAYLORS LOKE, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RQ | £650,000 | 19/12/2022 | Detached |
| THE CUSTOM HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RS | £1,917,265 | 17/10/2022 | Detached |
| THE BOAT HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RS | £548,225 | 17/10/2022 | Detached |
| SOLVEIG THE FAIRSTEAD, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RJ | £595,000 | 18/07/2022 | Detached |
| THE OLD SCHOOL 2 THE FAIRSTEAD, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RL | £825,047 | 04/02/2022 | Detached |

**Area average:** £907,107 (5 sales)

## Price vs local average

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

- **Local average:** £623,335 (34 Detached, NR25, 2024–2026)
- **Deviation:** +35.6%

## Rental Range

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

- **Low:** £779/mo
- **Realistic:** £865/mo
- **Optimistic:** £952/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/mo

## 1% Rule

- **Rent ratio:** 0.1% (weak for cashflow)
- **Max investor price (0.8%):** £108,125
- **Target investor price (1%):** £86,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,971/m²

## Capital growth trend

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

- **5y growth:** 33.1%
- **10y growth:** 12.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** 6.4%
- **10y growth (index):** 32.8%

## 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

170 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£930,000 Sep 2021

Price per m²

£4,971/m²

Local average

£623,335 (+35.6%)

Deprivation

Decile 5 (15,242 of 33,755)

Street crime

3 incidents within 1 mile (Aug 2026)

Key features

Detached Coastal Residence in a Prime Village Setting
Panoramic Marsh and Coastline Views Towards Blakeney
Spacious Accommodation Across Three Floors
Open-Plan First Floor Living Space with Glazed Balcony
Four Bedrooms Including an Impressive Principal Suite
Utility Room and Cloakroom
Off-Road Parking and Attached Garage
Landscaped Rear Garden
Energy-Efficient Air Source Heating System
Offered with No Onward Chain

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Air source heat pump
Parking: Garage, Driveway
Garden: Private garden
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Designed with both style and practicality in mind, the property offers beautifully arranged accommodation across three levels, finished to an impressive standard throughout. Modern touches including underfloor heating and an air source heat pump add comfort and efficiency, while large glazed openings maximise the natural light and make the most of the exceptional setting.
The heart of the home sits on the first floor, where a spacious open-plan kitchen, dining and living area opens directly onto a contemporary glass-fronted balcony, perfectly placed for taking in the far-reaching coastal and marshland views.
The ground floor provides a welcoming entrance hall leading to three generous double bedrooms, a family bathroom, utility room and cloakroom. Occupying the entire top floor, the principal suite offers a peaceful and private retreat.
Outside, the property benefits from off-road parking, an attached garage, enclosed front gardens and a thoughtfully landscaped rear garden ideal for outdoor entertaining or relaxing after a day by the coast.
CLEY
Cley-next-the-Sea is renowned for its winter visitors and rare native birds, visible from the village’s iconic windmill. This quaint coastal village boasts unique shops, two pubs, a church, and acclaimed food spots like The Cley Smoke House for smoked fish and Picnic Fayre for gourmet delicacies.
Just under five miles away lies Holt, a community-focused town known for its local events such as the Holt Festival and 1940s Weekend. Holt features traditional shops like a butcher, fishmonger, and greengrocer, alongside Bakers and Larners, a historic department store and food hall since 1770. Gresham’s School, founded in 1955, adds to the town’s rich heritage.
Holt offers chic boutiques and lifestyle stores, including Norfolk Natural Living for locally made fragrances. Byfords deli and café, believed to be the town’s oldest house, is a perfect spot to relax with coffee and watch the world go by.
For those seeking a coastal lifestyle, Cley-next-the-Sea and Holt epitomize the charm and community spirit of North Norfolk.
SERVICES CONNECTED
Mains water, electricity and drainage. Air source heating.
COUNCIL TAX
Band D.
ENERGY EFFICIENCY RATING
E. Ref:- 8908-7721-3910-2336-8902
To retrieve the Energy Performance Certificate for this property please visit and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.
TENURE
Freehold.
LOCATION
What3words: ///unpacked.snooping.quit
WEBSITE TAGS
sea-breeze
perfect-views
village-spirit
EPC Rating: D

Listed by

Holt

Sowerbys

Reference: 88343961

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 06/09/2018

Expiry date: 05/09/2028

Current heating cost: £1,537/year

Potential heating cost: £1,309/year

Est. upgrade cost to C: £36,900

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Time and temperature zone control (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)
Wind turbine (£15,000 - £25,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location is outside the imported HM Land Registry INSPIRE registered freehold polygons.

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

All

EPC Graphs

EPC 1

Price history

49% since 2016

Event	Date	Price	% change
Listed for sale	—	£845,000	-9.1%
Sold	24/09/2021 (5 years ago)	£930,000	+48.8%
Sold	30/03/2016 (10 years ago)	£625,000	—

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
DAWES LOKE THE COTTAGE TAYLORS LOKE, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RQ	£650,000	19/12/2022	Detached
THE CUSTOM HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RS	£1,917,265	17/10/2022	Detached
THE BOAT HOUSE HIGH STREET, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RS	£548,225	17/10/2022	Detached
SOLVEIG THE FAIRSTEAD, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RJ	£595,000	18/07/2022	Detached
THE OLD SCHOOL 2 THE FAIRSTEAD, CLEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7RL	£825,047	04/02/2022	Detached

Area average: £907,107 (5 sales)

Capital growth trend

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

5y growth 33.1%

10y growth 12.5%

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

1y (index) -2.9%

5y (index) 6.4%

10y (index) 32.8%

Rental Range

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

Low £779/mo

Realistic £865/mo

Optimistic £952/mo

Based on Local Authority from postcode lookup → North Norfolk.

LHA (30th percentile) floor for Kings Lynn: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NR25 7RF

Address

High Street

Nearby

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

Type	Name	Distance
Shop	Made in Cley	0.0 miles
Shop	Cley Smokehouse	0.0 miles
Bus stop	Delicatessen, opp	0.0 miles
Bus stop	Delicatessen, adj	0.0 miles
Train station	Holt	3.9 miles
Hospital	Kelling Hospital	4.0 miles
Train station	Kelling Heath Park	4.2 miles
Hospital	Cromer and District Hospital	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	3
Total incidents	3

Within 1 mile during Aug 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
Blakeney Church of England Voluntary Aided Primary School	Primary	0.8 miles	Good — 20 Oct 2016
Langham Village School	Primary	2.7 miles	— (Inspected (no overall grade))
Kelling CE Primary School	Primary	3.0 miles	Good — 11 Jul 2014
Holt Community Primary School	Primary	3.9 miles	Good — 11 Jul 2014
Gresham's School	Other	3.9 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.1%

Max investor price (0.8%) £108,125

Target investor price (1%) £86,500

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).