# 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 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 ## Property Photos - ![Photo](/listings/photos/88343961/1679628) - ![Photo](/listings/photos/88343961/1679629) - ![Photo](/listings/photos/88343961/1679630) - ![Photo](/listings/photos/88343961/1679631) - ![Photo](/listings/photos/88343961/1679632) - ![Photo](/listings/photos/88343961/1679633) - ![Photo](/listings/photos/88343961/1679634) - ![Photo](/listings/photos/88343961/1679635) - ![Photo](/listings/photos/88343961/1679636) - ![Photo](/listings/photos/88343961/1679637) - ![Photo](/listings/photos/88343961/1679638) - ![Photo](/listings/photos/88343961/1679639) - ![Photo](/listings/photos/88343961/1679640) - ![Photo](/listings/photos/88343961/1679641) - ![Photo](/listings/photos/88343961/1679642) - ![Photo](/listings/photos/88343961/1679643) - ![Photo](/listings/photos/88343961/1679644) - ![Photo](/listings/photos/88343961/1679645) - ![Photo](/listings/photos/88343961/1679646) - ![Photo](/listings/photos/88343961/1679647) - ![Photo](/listings/photos/88343961/1679648) - ![Photo](/listings/photos/88343961/1679649) - ![Photo](/listings/photos/88343961/1679650) ## 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:** 33.4% - **10y growth:** 12.5% ## House Price Index (HM Land Registry) *Official index for North Norfolk; Detached series; as of August 2026.* - **1y growth (index):** -4.2% - **5y growth (index):** 6.4% - **10y growth (index):** 28.9% ## 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)