For sale Land

Land At Esplanade

Sheringham, NR26 8LE

Listed 17 Apr 2026 (-46d)

POA

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# Land for sale (NR26 8LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | Land at Esplanade, Sheringham, NR26 8LE |
| Price | POA |
| Last sold | £200,000 |

## Description

Full planning permission granted for the erection of 41 retirement living apartments with associated access and car parking. (PF/24/1229)Site area approximately 0.25 hectaresSituated in Sheringham, North NorfolkNorwich 27 miles. Holt 7 milesProminent location on Sheringham’s Esplanade with sea views.LocationSheringham is a desirable coastal town within North Norfolk. The town offers a blend of coastal tranquillity, but with a range of local facilities and amenities. The site itself is located approximately 200m from the town centre. The north boundary of the site looks directly towards Sheringham promenade and offers views of the coastline.

Nearest Postcode: NR26 8LE

WhatThreeWords: ladder.lifeguard.firming

Description

The site extends to approximately 0.25 hectares and is currently brownfield land within the settlement boundary of Sheringham. The site is vacant although we understand had formerly been used as a seasonal car park.

The site is bounded by the Esplanade to the north and east and residential properties to the south. The prevailing character of the area surrounding the site is residential.

Planning

Full planning permission was granted on 9th January 2026. The site falls within North Norfolk District Council.

The site benefits from planning permission for the erection of 41 retirement living apartments with associated access and car parking. The application was approved, subject to a number of conditions. (PF/24/1229).

The scheme includes a total number of 41 apartments (24 one-bedroom and 17 two-bedroom units) within a single apartment building, 4 storeys in height. The building also contains a communal homeowners’ lounge, guest suite, reception area, refuse store and mobility scooter storeroom. Externally, a communal landscaped garden is proposed.

The planning consent includes pre-implementation conditions.

The application was approved, subject to a S.106 agreement. A copy of this agreement, setting out the required contributions, is contained in the additional information pack.

Please see additional information pack for details of the planning consent, associated drawings and reports.

Access

Access to the site is via the existing entrance, located off St Nicholas Place. A total of 29 parking spaces are proposed within the site and a new pedestrian link will also be created along the southern boundary.

Services

Interested parties are advised to make and rely upon their own enquires with the relevant service providers.

Tenure

The site is sold freehold with vacant possession upon completion.

Easement, Wayleaves and Rights of Way

This site is offered subject to, and with the benefit or burden of all existing rights of way, wayleaves, easements whether or not specifically referred to in these particulars.

VAT

The Vendor reserves the right to opt to tax. Should the sale of the site become chargeable to VAT, then the tax at the prevailing rate will be payable in addition to the sale price.

Boundaries

The Purchaser will be deemed to have full knowledge of the boundaries and neither the Vendor nor their Agent will be responsible for defining any other boundaries.

Additional Information

An additional information pack is available containing copies of the planning documents and approved plans, technical report and note on title. To obtain access, please contact the Vendor’s Agent.

Method of Sale

Offers are invited with a preference being for offers on an unconditional basis. Prospective Purchasers are encouraged to review the additional information pack for further information. The Vendor will not be bound to accept the highest or indeed any offer and may withdraw the site from the market at any time.

Viewing Arrangements

Viewings of the site should be arranged by prior appointment with the Vendor’s Agent.

Contact Details

Vendors Agent: James Watchorn and Nellie Taylor -

Cruso & Wilkin, Hillington Office, The Estate Office, Church Farm, Station Road, Hillington, King's Lynn, Norfolk, PE31 6DH

## Property Photos

- ![Photo](/listings/photos/174584186/222654)
- ![Photo](/listings/photos/174584186/222655)
- ![Photo](/listings/photos/174584186/222656)
- ![Photo](/listings/photos/174584186/222657)
- ![Photo](/listings/photos/174584186/222658)
- ![Photo](/listings/photos/174584186/222659)
- ![Photo](/listings/photos/174584186/222660)
- ![Photo](/listings/photos/174584186/222661)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £200,000 | 01/01/2024 | — |
|  | £38,000 | 01/01/1996 | — |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CHAPEL BARN WEST CLIFF, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JT | £7,000 | 07/03/2025 | Other |
| 26 HIGH STREET, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JR | £25,000 | 17/07/2023 | Other |
| 1 - 3 ST NICHOLAS PLACE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LE | £1,080,000 | 20/07/2022 | Other |
| BURLINGTON PLACE, 1 18 THE ESPLANADE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LG | £10,000 | 21/01/2022 | Other |
| 8 STATION APPROACH, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8RA | £318,000 | 29/11/2021 | Other |
| 25 - 29 NORTH STREET, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LW | £902,400 | 12/10/2021 | Other |
| 10 ST PETERS ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QY | £430,500 | 28/06/2021 | Other |

**Area average:** £396,129 (7 sales)

## Price vs local average

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

- **Local average:** £7,000 (1 Other, NR26, 2024–2026)
- **Deviation:** -100%

## Rental Range

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

- **Low:** £772/mo
- **Realistic:** £858/mo
- **Optimistic:** £944/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Driftway Court, NR26 | £950/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Semi-Detached House, Barchams Yard, NR26 | £1,200/mo | 2 | 0.22 miles | OpenRent |
| 3 Bed Terraced House, New Road, NR26 | £1,250/mo | 3 | 0.29 miles | OpenRent |
| 2 Bed End Terrace, Beeston Mews, NR26 | £1,200/mo | 2 | 0.6 miles | OpenRent |

**Average rent: £1,150/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 120000% (strong)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 1440000%
- **Monthly cashflow:** £1,055/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4365500.9%

*Gross yield = annual rent as % of price (no costs). 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).*

## House Price Index (HM Land Registry)

*Official index for North Norfolk; All dwelling types series; as of February 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** 4.7%
- **10y growth (index):** 33%

## 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

Last sold

£200,000

Local average

£7,000 (-100%)

Deprivation

Decile 5 (14,131 of 33,755)

Street crime

33 incidents within 1 mile (Mar 2026)

Key features

An exciting opportunity to acquire a consented development site with full planning permission for the erection of 41 retirement living apartments in the coastal town of Sheringham, North Norfolk.
Full planning permission granted for the erection of 41 retirement living apartments with associated access and car parking.
Prominent location on Sheringham’s Esplanade with sea views.

Additional details

Parking: Yes
Garden: Yes

Description

SummaryAn exciting opportunity to acquire a consented development site with full planning permission for the erection of 41 retirement living apartments in the coastal town of Sheringham, North Norfolk.
Full planning permission granted for the erection of 41 retirement living apartments with associated access and car parking. (PF/24/1229)Site area approximately 0.25 hectaresSituated in Sheringham, North NorfolkNorwich 27 miles. Holt 7 milesProminent location on Sheringham’s Esplanade with sea views.LocationSheringham is a desirable coastal town within North Norfolk. The town offers a blend of coastal tranquillity, but with a range of local facilities and amenities. The site itself is located approximately 200m from the town centre. The north boundary of the site looks directly towards Sheringham promenade and offers views of the coastline.
Nearest Postcode: NR26 8LE
WhatThreeWords: ladder.lifeguard.firming

Description
The site extends to approximately 0.25 hectares and is currently brownfield land within the settlement boundary of Sheringham. The site is vacant although we understand had formerly been used as a seasonal car park.
The site is bounded by the Esplanade to the north and east and residential properties to the south. The prevailing character of the area surrounding the site is residential.

Planning
Full planning permission was granted on 9th January 2026. The site falls within North Norfolk District Council.
The site benefits from planning permission for the erection of 41 retirement living apartments with associated access and car parking. The application was approved, subject to a number of conditions. (PF/24/1229).
The scheme includes a total number of 41 apartments (24 one-bedroom and 17 two-bedroom units) within a single apartment building, 4 storeys in height. The building also contains a communal homeowners’ lounge, guest suite, reception area, refuse store and mobility scooter storeroom. Externally, a communal landscaped garden is proposed.
The planning consent includes pre-implementation conditions.
The application was approved, subject to a S.106 agreement. A copy of this agreement, setting out the required contributions, is contained in the additional information pack.
Please see additional information pack for details of the planning consent, associated drawings and reports.
Access
Access to the site is via the existing entrance, located off St Nicholas Place. A total of 29 parking spaces are proposed within the site and a new pedestrian link will also be created along the southern boundary.

Services
Interested parties are advised to make and rely upon their own enquires with the relevant service providers.

Tenure
The site is sold freehold with vacant possession upon completion.
Easement, Wayleaves and Rights of Way
This site is offered subject to, and with the benefit or burden of all existing rights of way, wayleaves, easements whether or not specifically referred to in these particulars.

VAT
The Vendor reserves the right to opt to tax. Should the sale of the site become chargeable to VAT, then the tax at the prevailing rate will be payable in addition to the sale price.

Boundaries
The Purchaser will be deemed to have full knowledge of the boundaries and neither the Vendor nor their Agent will be responsible for defining any other boundaries.

Additional Information
An additional information pack is available containing copies of the planning documents and approved plans, technical report and note on title. To obtain access, please contact the Vendor’s Agent.

Method of Sale
Offers are invited with a preference being for offers on an unconditional basis. Prospective Purchasers are encouraged to review the additional information pack for further information. The Vendor will not be bound to accept the highest or indeed any offer and may withdraw the site from the market at any time.

Viewing Arrangements
Viewings of the site should be arranged by prior appointment with the Vendor’s Agent.
Contact Details
Vendors Agent: James Watchorn and Nellie Taylor -
Cruso & Wilkin, Hillington Office, The Estate Office, Church Farm, Station Road, Hillington, King's Lynn, Norfolk, PE31 6DH

Listed by

Land & Commercial

Adam Case

Reference: 174584186

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
6 St. Nicholas Place, SHERINGHAM	38	67	288 m²	England and Wales: 1900-1929	Detached
Flat 1, 10 St. Nicholas Place, SHERINGHAM	57	74	76 m²	England and Wales: 1900-1929	Flat
Flat 1, Edal Court, St. Nicholas Place, SHERINGHAM	66	74	51 m²	England and Wales: 1991-1995	Flat
Flat 2 10, St. Nicholas Place, Sheringham	40	68	67 m²	England and Wales: 1900-1929	Flat
Flat 2, 10 St. Nicholas Place, SHERINGHAM	25	61	67 m²	England and Wales: 1900-1929	Flat
Flat 2, 4 St. Nicholas Place, SHERINGHAM	72	82	98 m²	England and Wales: before 1900	Flat
Flat 3, 10 St. Nicholas Place, SHERINGHAM	59	77	65 m²	England and Wales: 1900-1929	Flat
Flat 3, 4 St Nicholas Place, SHERINGHAM	74	81	102 m²	England and Wales: 1900-1929	Flat
Flat 3, Edal Court, St. Nicholas Place, SHERINGHAM	63	79	48 m²	England and Wales: before 1900	Flat
Flat 4, Edal Court, 2 St. Nicholas Place, SHERINGHAM	72	82	50 m²	England and Wales: 1900-1929	Flat
Flat 5, Edal Court, St. Nicholas Place, SHERINGHAM	42	63	73 m²	England and Wales: 1900-1929	Flat
Flat 6, Edal Court, 2 St Nicholas Place, SHERINGHAM	74	80	59 m²	England and Wales: 1930-1949	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

426% since 1996

Event	Date	Price	% change
Sold	01/01/2024 (2 years ago)	£200,000	+426.3%
Sold	01/01/1996 (30 years ago)	£38,000	—

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
CHAPEL BARN WEST CLIFF, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JT	£7,000	07/03/2025	Other
26 HIGH STREET, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JR	£25,000	17/07/2023	Other
1 - 3 ST NICHOLAS PLACE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LE	£1,080,000	20/07/2022	Other
BURLINGTON PLACE, 1 18 THE ESPLANADE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LG	£10,000	21/01/2022	Other
8 STATION APPROACH, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8RA	£318,000	29/11/2021	Other
25 - 29 NORTH STREET, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8LW	£902,400	12/10/2021	Other
10 ST PETERS ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QY	£430,500	28/06/2021	Other

Area average: £396,129 (7 sales)

Capital growth trend

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

1y (index) -5.5%

5y (index) 4.7%

10y (index) 33%

Rental Range

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

Low £772/mo

Realistic £858/mo

Optimistic £944/mo

Based on Local Authority from postcode lookup → North Norfolk.

LHA (30th percentile) floor for Central Norfolk & Norwich: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View NR26 8LE

Address

The Esplanade

Nearby

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

Type	Name	Distance
Shop	Owl Tree Crafts	0.2 miles
Shop	The Salvation Army	0.2 miles
Bus stop	Station Approach	0.2 miles
Train station	Sheringham (NNR)	0.2 miles
Train station	Sheringham	0.3 miles
Hospital	Kelling Hospital	4.3 miles
Hospital	Cromer and District Hospital	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	13
Anti-social behaviour	5
Shoplifting	4
Criminal damage and arson	3
Other theft	3
Burglary	1
Drugs	1
Other crime	1
Public order	1
Robbery	1
Total incidents	33

Within 1 mile during Mar 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
Sheringham High School	Secondary	0.7 miles	Good — 18 Sep 2023
Sheringham Community Primary School	Primary	0.7 miles	Good — 19 Sep 2013
Sheringham Woodfields School	Other	0.8 miles	Outstanding — 4 Mar 2019
Beeston Hall School	Other	1.3 miles	— (No rating)
St Andrew's School	Other	1.9 miles	Good — 11 May 2023

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Driftway Court, NR26	£950/mo	2	0.07 miles	OpenRent
2 Bed Semi-Detached House, Barchams Yard, NR26	£1,200/mo	2	0.22 miles	OpenRent
3 Bed Terraced House, New Road, NR26	£1,250/mo	3	0.29 miles	OpenRent
2 Bed End Terrace, Beeston Mews, NR26	£1,200/mo	2	0.6 miles	OpenRent

Average rent: £1,150/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 120000%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 1440000%

Monthly cashflow £1,055/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4365500.9%

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).
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).

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