# Land for sale (NR26 8LE) ## Property Details | Key | Value | |-----|-------| | Address | Land at Esplanade, Sheringham, NR26 8LE | | Price | POA | | Last sold | £200,000 | ## 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  ## 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)