Sold House

17 THE PASTURES

HOLT, BLAKENEY, NORFOLK NR25 7LY

2 beds 732 sq ft Listed 3 Feb 2004 (-8163d)

£200,000

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# 2 bedroom house for sale (NR25 7LY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 THE PASTURES, HOLT, BLAKENEY, NORFOLK NR25 7LY |
| Price | £200,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 68 m² |
| Last sold | £335,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Current heating cost:** £1,469/year
- **Est. upgrade cost to C:** £24,100

### Recommendations
- W2 (£5,000 - £10,000)
- N (£4,000 - £7,000)
- Y (£600 - £1,500)
- X (£900 - £1,200)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1300-4713-0522-6592-3853)

## Description

A semi-detached, linked house of brick and flint construction under pantiled roof.  In brief, the accommodation comprises entrance hall, 2 bedrooms, bathroom and first floor sitting room and kitchen/breakfast room.  There is an enclosed rear garden and the property has views over the pastures to the rear and the coastline and Blakeney habour to the front.

## Property Photos

- ![Main front view](/listings/photos/2632015/310196) - Main front view
- ![Kitchen](/listings/photos/2632015/310197) - Kitchen
- ![Photo](/listings/photos/2632015/310198)
- ![Sitting room](/listings/photos/2632015/310199) - Sitting room
- ![Views](/listings/photos/2632015/310200) - Views
- ![Views](/listings/photos/2632015/310201) - Views

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 THE PASTURES, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7LY | £335,000 | 12/01/2026 | Semi-detached |
| 17 THE PASTURES, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7LY | £225,000 | 21/07/2004 | Semi-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 |
|---------|-------|------|------|
| MICHAELMAS COTTAGE, 1A LANGHAM ROAD, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7PG | £1,395,000 | 21/04/2023 | Other |
| 4 THE CHASE, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7BF | £595,000 | 27/11/2022 | Other |
| MANOR HOTEL THE QUAY, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7ND | £4,942,000 | 31/05/2022 | Other |

**Area average:** £2,310,667 (3 sales)

## Price vs local average

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

- **Local average:** £429,432 (6 Other, NR25, 2024–2026)
- **Deviation:** -53.4%

## 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 Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/mo

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £107,250
- **Target investor price (1%):** £85,800

*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:** £2,941/m²

## Capital growth trend

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

- **5y growth:** 33.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.9%
- **5y growth (index):** 8.4%
- **10y growth (index):** 33.8%

## 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)

Main front view Kitchen Photo 3 Sitting room Views Views

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Property details

Floor area

68 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£335,000 Jan 2026

Price per m²

£2,941/m²

Local average

£429,432 (-53.4%)

Deprivation

Decile 4 (11,160 of 33,755)

Street crime

1 incident within 1 mile (Apr 2026)

Key features

Sitting room with views
2 ground floor bedrooms
Enclosed rear garden
Electric heating
Allocated parking
Upstairs sitting room
Upstairs kitchen/breakfast room

Description

A semi-detached, linked house of brick and flint construction under pantiled roof. In brief, the accommodation comprises entrance hall, 2 bedrooms, bathroom and first floor sitting room and kitchen/breakfast room. There is an enclosed rear garden and the property has views over the pastures to the rear and the coastline and Blakeney habour to the front.

Listed by

Holt

Countrywide UK Sales - Connells

Reference: 2632015

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: D

Inspection date: 19/08/2025

Current heating cost: £1,469/year

Potential heating cost: £1,352/year

Est. upgrade cost to C: £24,100

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

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Solar water heating (£4,000 - £7,000)
Heat recovery system for mixer showers (£600 - £1,500)
High performance external doors (£900 - £1,200)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

49% since 2004

Event	Date	Price	% change
Sold	12/01/2026 (4 months ago)	£335,000	+48.9%
Sold	21/07/2004 (21 years ago)	£225,000	—

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
MICHAELMAS COTTAGE, 1A LANGHAM ROAD, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7PG	£1,395,000	21/04/2023	Other
4 THE CHASE, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7BF	£595,000	27/11/2022	Other
MANOR HOTEL THE QUAY, BLAKENEY, HOLT, NORTH NORFOLK, NORFOLK, NR25 7ND	£4,942,000	31/05/2022	Other

Area average: £2,310,667 (3 sales)

Capital growth trend

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

5y growth 33.6%

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

1y (index) -2.9%

5y (index) 8.4%

10y (index) 33.8%

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 Kings Lynn: £648/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Shop	Westons	0.1 miles
Shop	SPAR	0.1 miles
Bus stop	bus shelter, E-bound	0.1 miles
Bus stop	bus shelter, W-bound	0.1 miles
Train station	Holt	4.9 miles
Hospital	Kelling Hospital	5.0 miles
Train station	Kelling Heath Park	5.3 miles

Street-level crime

Category	Count
Violence and sexual offences	1
Total incidents	1

Within 1 mile during Apr 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	0.4 miles	Good — 20 Oct 2016
Langham Village School	Primary	1.9 miles	— (Inspected (no overall grade))
Holt Community Primary School	Primary	4.6 miles	Good — 11 Jul 2014

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.43%

Max investor price (0.8%) £107,250

Target investor price (1%) £85,800

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).