# 4 bedroom detached house for sale (NR26 8PZ) ## Property Details | Key | Value | |-----|-------| | Address | 16 HADLEY ROAD, SHERINGHAM, NORFOLK NR26 8PZ | | Price | £539,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | D | | Last sold | £517,000 Mar 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 02/01/2036 - **Current heating cost:** £2,208/year - **Est. upgrade cost to C:** £17,700 ### Recommendations - B (£900 - £1,500) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2515-1010-2952-1421-1141) ## Description **Location** **** Sheringham is a picturesque town nestled in an Area of Outstanding Natural Beauty on the stunning North Norfolk coast, perfectly positioned between the sea and the enchanting woods of Pretty Corner. Known for its bustling atmosphere, the town offers exceptional coastal and woodland walks, with Sheringham beach proudly holding Blue Flag status. The beach is complemented by a wide promenade that stretches the length of the town, ideal for seaside strolls. A highly sought-after destination for both holidaymakers and retirees, Sheringham boasts a vibrant town centre with a fantastic range of independent shops, well-known brands, and a Tesco supermarket offering convenient short-term parking. Excellent bus and rail links provide easy access to Norwich, the lively cultural hub just 27 miles south, the charming Georgian town of Holt, 6 miles away, and Cromer, a delightful Victorian seaside town 4 miles along the coast. Sheringham is well-equipped with modern amenities including a health centre, dental services, theatre, and library. The Reef Leisure Centre, Morley Club bowling green and the town's renowned 18-hole cliff-top golf course offer further opportunities for recreation. Throughout the year, Sheringham hosts a variety of popular events such as the Viking Festival, Potty Festival, Carnival, and the celebrated 1940s Weekend, ensuring there's always something to enjoy. Sheringham combines coastal charm, natural beauty, and a warm community spirit, making it an exceptional place to visit or call home.  **Description** **** This immaculately presented detached family home offers extended accommodation including an annex at the rear of the property which gives potential for Airbnb or alternatively would suit extended family. The property is situated in a highly sought after part of the town within approximately 0.75 mile of the beach and town centre and schools. Beeston Common is nearby, ideal for dog walking or for nature lovers. The accommodation comprises an entrance porch, reception hall with cloakroom off, sitting room, open plan living accommodation which was recently refurbished to provide a superb open plan kitchen/dining room opening into the living room with a lovely wood burning stove providing a focal point for those cold winter nights and access to the garden. On the first floor there are three additional bedrooms, a bathroom and separate WC. The annex comprises a double bedroom, an open plan kitchen/living room and wet room, and is linked to the kitchen via a home office which gives access to a workshop with double doors to the parking area at the front of the property. Other benefits includes double glazing comprising uPVC and sealed unit and there is a gas boiler providing central heating and domestic hot water. There is ample parking to the front of the property and an enclosed west facing rear garden. Internal viewing is highly recommended to fully appreciate all that this property has to offer. The accommodation comprises:  **Entrance** **Porch** **** Timber front door with sealed unit glazed panel, windows to front and side, radiator, tiled floor, part glazed door to:  **Reception** **Hall** **** New carpet, radiator, built-in storage cupboard, picture rails, stairs to first floor, understairs storage cupboard, front aspect original window, door to:  **Sitting** **Room** **11' 7" x 11' 9" (3.53m x 3.58m)** With front aspect uPVC double glazed window, radiator, recessed shelving and original tiled fireplace with mantel over.  **Cloakroom** **** With low level WC, wall hung basin and mixer tap, tiled floor, part tiled walls.  **Open** **Plan** **Living** **Accommodation** ****   **Kitchen** **Area** **19' 3" x 8' 11" reducing to 8' 5" (5.87m x 2.72m)** Beautifully fitted with a range of base units with minerva working surfaces over including drainer for inset one and half bowl sink with mixer tap, gas hob, canopy hood and double oven beneath, space for dishwasher, integrated fridge, matching wall units, recessed LED spotlights, karndean flooring, radiator, breakfast bar, door to annex and arch opening to:  **Dining** **Area** **9' 10" x 8' 6" (3m x 2.59m)** With side aspect uPVC double glazed window, rear aspect uPVC double glazed window and door to garden, radiator, karndean flooring, arch opening to:  **Living** **Room** **11' 7" x 11' 11" (3.53m x 3.63m)** With side aspect uPVC double glazed window, radiator, lovely wood burning fire inset in a pamment tiled fireplace with timber mantel over, picture rails, door to entrance hall, satellite cables.  **Home** **Office** **14' 3" x 8' 10" plus hallway (4.34m x 2.69m)** High level window, door to workshop, wall mounted gas boiler providing central heating and domestic hot water, side aspect uPVC double glazed French doors to garden, loft hatch. Door to:  **Annex** **** Comprising:  **Inner** **Lobby** **** Arch opening to:  **Open** **Plan** **Living** **Room/Kitchen** **15' 5" x 10' 7" (4.7m x 3.23m)** Fitted with a range of shaker style base and drawer units with working surfaces over, matching wall units, single bowl single drainer sink with mixer tap, tiled splashback, integrated fridge freezer, uPVC double glazed French doors to garden with matching side panels, fitted wardrobe with sliding doors, telephone point, further door to:  **Bedroom** **10' 7" x 8' 2" (3.23m x 2.49m)** With rear aspect uPVC double glazed window, telephone point.  **Wet** **Room** **6' 8" x 5' 6" (2.03m x 1.68m)** Comprising low level WC, pedestal basin, aqualisa shower, slip resistant flooring, part tiled walls, heated towel rail.  **Workshop** **9' 10" x 7' 2" (3m x 2.18m)** With double doors to front garden, light and power.  **First** **Floor** ****   **Landing** **** Hatch to loft, 1930s doors to all rooms.  **Bedroom** **1** **12' 0" x 12' 0" reducing to 10' 2" (3.66m x 3.66m)** With front aspect uPVC double glazed window, radiator, picture rail, original cast iron fireplace with tiled hearth, built-in double wardrobe.  **Bedroom** **2** **12' 0" x 12' 0" reducing to 10' 2" (3.66m x 3.66m)** Rear aspect sealed unit double glazed window, radiator, cast iron fireplace with tiled hearth, built-in double wardrobe with overhead storage, further built-in airing cupboard housing lagged hot water cylinder with overhead storage, picture rail.  **Bedroom** **3** **8' 6" x 7' 11" (2.59m x 2.41m)** Rear aspect sealed unit double glazed window, radiator, picture rails, telephone point.  **Bathroom** **5' 2" x 4' 6" reducing to 4' (1.57m x 1.37m)** With panelled bath and aqualisa shower over, pedestal basin with mixer tap, front aspect uPVC double glazed window, fully tiled walls, heated towel rail.  **Separate** **WC** **** low level WC, part tiled walls, side aspect uPVC double glazed window.   **Outside** **** The front garden of the property has been laid to brick weave paving to provide ample room for off-road parking. It is edged by a brick wall along the front and fencing down either side of the property. To the rear of the property is a fully enclosed garden which houses a workshop and two sheds. It is mainly laid to lawn with paved seating areas at either end of the garden and path with steps leading along the frontage of the annex. There are borders planted with a variety of shrubs.  **Services** **** All mains services are available.  **Local** **Authority/Council** **Tax** **** North Norfolk District Council, Holt Road, Cromer, NR27 9EN Tel: Tax Band: D  **EPC** **Rating** **** The Energy Rating for this property is D. A full Energy Performance Certificate available on request.  **Important** **Agent** **Note** **** Intending purchasers will be asked to produce original Identity Documentation and Proof of Address before solicitors are instructed.   **We** **Are** **Here** **To** **Help** **** If your interest in this property is dependent on anything about the property or its surroundings which are not referred to in these sales particulars, please contact us before viewing and we will do our best to answer any questions you may have.  ## Property Photos - ![Photo](/listings/photos/157581200/1888009) - ![Photo](/listings/photos/157581200/1888010) - ![Photo](/listings/photos/157581200/1888011) - ![Photo](/listings/photos/157581200/1888012) - ![Photo](/listings/photos/157581200/1888013) - ![Photo](/listings/photos/157581200/1888014) - ![Photo](/listings/photos/157581200/1888015) - ![Photo](/listings/photos/157581200/1888016) - ![Photo](/listings/photos/157581200/1888017) - ![Photo](/listings/photos/157581200/1888018) - ![Photo](/listings/photos/157581200/1888019) - ![Photo](/listings/photos/157581200/1888020) - ![Photo](/listings/photos/157581200/1888021) - ![Photo](/listings/photos/157581200/1888022) - ![Photo](/listings/photos/157581200/1888023) - ![Photo](/listings/photos/157581200/1888024) - ![Photo](/listings/photos/157581200/1888025) - ![Photo](/listings/photos/157581200/1888026) - ![Photo](/listings/photos/157581200/1888027) ## Floorplans - ![Floorplan 1](/listings/photos/157581200/1888028) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/157581200/1888029) - EPC 1 ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #10460875 - **Address:** 16 Hadley Road, SHERINGHAM, NR26 8PZ - **Certificate Issued:** 13/08/2014 - **Work Completed:** 17/07/2014 - **Items:** 3 window(s), 1 door(s) ### FENSA Certificate #9429935 - **Address:** 16 Hadley Road, SHERINGHAM, NR26 8PZ - **Certificate Issued:** 18/03/2013 - **Work Completed:** 04/03/2013 - **Items:** 7 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 HADLEY ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PZ | £517,000 | 27/03/2026 | Detached | | 16 HADLEY ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PZ | £350,000 | 30/06/2016 | Detached | | 16 HADLEY ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PZ | £73,000 | 16/09/1999 | 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 | |---------|-------|------|------| | 3 KNOWLE CRESCENT, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PY | £374,000 | 01/11/2023 | Detached | | NEW DAWN, 2B THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QA | £496,000 | 10/10/2023 | Detached | | 18 KNOWLE ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PX | £421,000 | 09/10/2023 | Detached | | 14 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QB | £550,000 | 13/04/2023 | Detached | | 1 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QA | £512,000 | 30/03/2023 | Detached | | 10 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QA | £760,000 | 05/10/2022 | Detached | | THE PINES, 48 COMMON LANE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PW | £595,000 | 08/06/2022 | Detached | | 33 COMMON LANE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PW | £353,500 | 17/05/2022 | Detached | | 15 HADLEY ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PZ | £424,800 | 06/05/2022 | Detached | | 11 HEATH ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JH | £650,000 | 12/04/2022 | Detached | | 1A ST JOSEPHS ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JA | £100,000 | 16/03/2022 | Detached | | MARYLANDS, 14 COMMON LANE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PL | £345,000 | 17/02/2022 | Detached | | 11 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QA | £595,000 | 03/02/2022 | Detached | | 5 KNOWLE CRESCENT, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PY | £420,000 | 31/01/2022 | Detached | | 27 ST JOSEPHS ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8JA | £375,000 | 23/12/2021 | Detached | | 16 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QB | £510,000 | 30/11/2021 | Detached | | 29 THE RISE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QB | £395,000 | 19/11/2021 | Detached | | 41 PINE GROVE, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8QG | £277,000 | 15/11/2021 | Detached | | 12 HADLEY ROAD, SHERINGHAM, NORTH NORFOLK, NORFOLK, NR26 8PZ | £350,000 | 27/09/2021 | Detached | **Area average:** £447,542 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £448,767 (15 Detached, NR26, 2024–2026) - **Deviation:** +20.1% ## Rental Range *ONS Price Index of Private Rents (North Norfolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £776/mo - **Realistic:** £862/mo - **Optimistic:** £948/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,147/mo ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £107,750 - **Target investor price (1%):** £86,200 *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:** £3,152/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 54.7% - **10y growth:** 59.9% ## House Price Index (HM Land Registry) *Official index for North Norfolk; Detached series; as of May 2026.* - **1y growth (index):** -0.1% - **5y growth (index):** 8.2% - **10y growth (index):** 34.6% ## 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)