# 3 bedroom detached house for sale (PE37 7TG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 72 HEATHLANDS, SWAFFHAM, NORFOLK PE37 7TG |
| Price | £300,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £297,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/11/2035
- **Current heating cost:** £1,044/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2818-0590-2025-0765)

## Description

**SUMMARY**

Fields beyond and space within! A three bedroom, two reception room detached house with a garage store, gardens conservatory and countryside views in a popular part of Swaffham.

**DESCRIPTION**

Located towards the edge of the popular Heathlands development, a short distance from the green this well presented  three bedroom detached house offers well proportioned family accommodation. Externally there are gardens to both front and rear aspects with driveway and single garage.

Internal accommodation comprises an entrance hall, cloakroom, living room, dining room, conservatory and kitchen with an additional utility room. On the first floor there are three generous bedrooms, family bathroom and master en-suite. With sealed unit windows and gas fired central heating a conservatory has been added to the rear elevation providing views over the rear garden and beyond.

**Accommodation** 

Composite door opening to:

**Entrance Hall** 

Radiator, stairs rising to first floor, built in storage cupboard, internal door opening to lounge, kitchen and ground floor w.c.

**Ground Floor W.C** 

Suite comprising pedestal hand wash basin, low level WC, radiator, UPVC double glazed obscure glass window to front aspect, storage cupboard.

**Lounge** 14' 8" x 10' 5" ( 4.47m x 3.17m )

Carpet flooring, radiator, television point, inset wood burning stove with exposed brick surround and stone hearth, UPVC double glazed window to the front aspect, opening to:

**Dining Room** 10' 4" x 8' 8" ( 3.15m x 2.64m )

Tiled flooring, radiator, internal door opening to:

**Conservatory** 17' 11" max x 7' 4" max ( 5.46m max x 2.24m max )

Brick base with UPVC double glazed windows offering field views, door to garden, wall and floor power points, wood effect flooring.

**Kitchen** 13' 9" x 8' 11" ( 4.19m x 2.72m )

A range of floor and wall mounted kitchen units with work surfaces and upstands over, integrated fridge/freezer, double oven and dishwasher. Inset induction hob with a glass splashback behind and cooker hood over, inset 1&1/2 bowl sink and drainer. Additional breakfast bar, tiled flooring, wall mounted gas fired boiler supplying hot water and central heating, window overlooking the conservatory.

**Utility Room** 8' 3" x 4' 10" ( 2.51m x 1.47m )

Floor mounted kitchen units with work surfaces over, inset stainless steel sink and drainer with mixer tap, tiled flooring, plumbing and space for washing machine and dryer, UPVC part glazed external door opening to rear garden.

**First Floor Landing** 

Access to loft space, UPVC double glazed window to side aspect, built in storage cupboard, carpet flooring, internal doors opening to all first floor rooms.

**Bedroom1** 10' 8" x 10' 6" ( 3.25m x 3.20m )

UPVC double glazed window to rear aspect, radiator, built in double wardrobe with mirror doors, carpet flooring, internal door opening to:

**En Suite Shower Room** 

Suite comprising low level vanity w.c, vanity hand wash basin with storage under, walk in shower cubicle with fully tiled walls behind and mains powered shower over, wall mounted heated towel rail, wood effect flooring, built in storage cupboard, UPVC double glazed obscure glass window to front aspect.

**Bedroom 2** 10' 7" x 10' 11" narrowing to 8'  ( 3.23m x 3.33m narrowing to 2.44m )

Carpet flooring, radiator, UPVC double glazed window to the rear aspect.

**Bedroom 3** 8' 11" x 8'  ( 2.72m x 2.44m )

Carpet flooring, radiator, UPVC double glazed window to the rear aspect.

**Family Bathroom** 

Suite comprising low level w.c, pedestal hand wash basin, panelled bathtub with mixer taps over, half height tiled walls, tile effect flooring, UPVC double glazed obscure glass window to the side aspect.

**Outside** 

The property is approached by a driveway leading to the garage with up and over doors, also allowing access to the front door. Additional lawned area with plant and shrub borders. A timber gate to the side of the property allows access to the rear garden. 

The rear garden is laid mainly to lawn with far reaching field views and bordered by plants and shrubs. A paved path leads to a patio seating area.

**Location** 

Swaffham is an historic market town, located approximately 30 miles from the Cathedral City of Norwich, 16 miles from King's Lynn, 17 miles from both Sandringham and Thetford Forest and 28 miles from the coastal town of Hunstanton. The beautiful Norfolk Broads are also only about an hour away. Swaffham boasts ample free parking within the town and is also on an excellent bus route. There is a small, social history museum, many public houses, restaurants and cafes, together with supermarket facilities and smaller shops. Within the town there are schooling facilities for all ages, sport and leisure facilities and a popular golf club. Swaffham market is held every Saturday and has stalls including fresh meat, fruit & vegetables, cheeses, eggs, housewares, confectionery, tools and plants. There are direct train links to Cambridge and London Kings Cross from nearby Downham Market.

**Council Tax Band** 

This property is Council Tax band D.

Please note that once a sale takes place, the Council Tax band will be reviewed and may be subject to change.

**Agents Note** 

The original integral garage has been shortened to create a utility room and storage area.

The storage area still retains the original up and over door.

**DIRECTIONS**

From the William H Brown office, continue through town onto London street, continue over the mini round about, pass London Street Store, turn left onto Watton Road. Tale a left hand turn onto Heathlands, the property can be found on the right hand side, identified by our For Sale board.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/169075181/1483670)
- ![Photo](/listings/photos/169075181/1483671)
- ![Photo](/listings/photos/169075181/1483672)
- ![Photo](/listings/photos/169075181/1483673)
- ![Photo](/listings/photos/169075181/1483674)
- ![Photo](/listings/photos/169075181/1483675)
- ![Photo](/listings/photos/169075181/1483676)
- ![Photo](/listings/photos/169075181/1483677)
- ![Photo](/listings/photos/169075181/1483678)
- ![Photo](/listings/photos/169075181/1483679)
- ![Photo](/listings/photos/169075181/1483680)
- ![Photo](/listings/photos/169075181/1483681)
- ![Photo](/listings/photos/169075181/1483682)
- ![Photo](/listings/photos/169075181/1483683)
- ![Photo](/listings/photos/169075181/1483684)
- ![Photo](/listings/photos/169075181/1483685)
- ![Photo](/listings/photos/169075181/1483686)

## Floorplans

- ![Floorplan 1](/listings/photos/169075181/1483687) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/169075181/1483688) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £297,000 | 02/04/2026 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £210,000 | 29/04/2016 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £173,500 | 15/08/2014 | Detached |
| 72 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £81,500 | 11/08/2000 | 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 |
|---------|-------|------|------|
| 11 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £334,000 | 10/12/2025 | Detached |
| 6 HOLM OAK GARDENS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7XF | £370,000 | 09/12/2025 | Detached |
| 50 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8HF | £455,000 | 04/07/2025 | Detached |
| [Same street] 63 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £352,000 | 13/12/2023 | Detached |
| 19 MERRYWEATHER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GB | £330,000 | 28/11/2023 | Detached |
| 31 LEE WARNER ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7GD | £360,000 | 24/11/2023 | Detached |
| 2 NELSON CRESCENT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TB | £250,000 | 11/07/2023 | Detached |
| 3 ADMIRALS COURT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TE | £300,000 | 19/05/2023 | Detached |
| 3 PARTRIDGE GROVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TQ | £285,000 | 21/12/2022 | Detached |
| 3 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £400,000 | 06/12/2022 | Detached |
| 3 ICENI DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TW | £340,000 | 27/10/2022 | Detached |
| 4 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £325,000 | 27/05/2022 | Detached |
| [Same street] 46 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £243,000 | 07/04/2022 | Detached |
| 9 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £444,000 | 17/03/2022 | Detached |
| [Same street] 28 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £252,000 | 24/02/2022 | Detached |
| 29 SHEPHERDS FOLD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TR | £299,950 | 14/02/2022 | Detached |
| 14 SWANFLOWER WAY, SWAFFHAM, BRECKLAND, NORFOLK, PE37 8JJ | £340,000 | 15/12/2021 | Detached |
| 3 ALDISS CLOSE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7UG | £240,000 | 04/11/2021 | Detached |
| 2 OAKS DRIVE, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ER | £405,000 | 22/10/2021 | Detached |
| [Same street] 30A HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £185,000 | 07/10/2021 | Terraced |
| 8 WATTON ROAD, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7ES | £241,500 | 30/09/2021 | Detached |
| 6 ROMAN CRESCENT, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TN | £301,000 | 24/09/2021 | Detached |
| [Same street] 42 HEATHLANDS, SWAFFHAM, BRECKLAND, NORFOLK, PE37 7TG | £239,950 | 20/09/2021 | Detached |

**Street average:** £254,390 (5 sales)
**Area average:** £334,469 (18 sales)

## Price vs local average

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

- **Local average:** £316,467 (32 Detached, PE37, 2024–2026)
- **Deviation:** -5.2%

## Rental Range

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

- **Low:** £831/mo
- **Realistic:** £923/mo
- **Optimistic:** £1,015/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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, Montagu Close, PE37 | £1,000/mo | 3 | 0.26 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25×
- **Monthly cashflow:** £-306/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.2%

*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:** £3,261/m²

## Capital growth trend

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

- **5y growth:** 17.5%
- **10y growth:** 32.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 16.1%
- **10y growth (index):** 43.4%

## 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)