# 2 bedroom terraced house for sale (NR1 4BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 37 BEATRICE ROAD, NORWICH, NORFOLK NR1 4BB |
| Price | £280,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £270,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 31/01/2035
- **Current heating cost:** £758/year
- **Est. upgrade cost to C:** £24,400

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2129-2420-2305-1645)

## Description

HALL ENTRANCE TERRACE ON SOUGHT AFTER TREE-LINED ROAD** Gilson Bailey are delighted to offer this RENOVATED, TWO BEDROOM, HALL ENTRANCE, MID TERRACE HOUSE situated in the popular Thorpe Hamlet area. Accommodation comprising entrance hall, lounge, dining room, kitchen and breakfast room to the ground floor. On the first floor there are TWO BEDROOMS and a bathroom off landing. Outside there is a low maintenance front garden and a NON-BISECTED REAR GARDEN. The house benefits from gas heating, NO ONWARD CHAIN and has been modernised to a very high standard throughout. The property would suit a wide array of buyers so be quick to book a viewing.

**Location** - This highly sought-after tree-lined avenue is situated in the heart of Thorpe Hamlet, east of the historic Cathedral City centre of Norwich within walking distance to Norwich City centre and a great selection of other local amenities including schooling, doctors, local pubs and restaurants. You are also within reasonable walking distance to Norwich railway station and the Riverside complex.

**Accommodation Comprises** - Front door to:

**Entrance Hall** - Doors to lounge, dining room and stairs to first floor.

**Lounge** - 3.38 x 3.14 (11'1" x 10'3") - Sash window, radiator, cast iron fireplace.

**Dining Room** - 3.65 x 3.31 (11'11" x 10'10") - Sash window, radiator, cast iron fireplace.

**Kitchen** - 3.81 x 2.10 (12'5" x 6'10") - Fitted wall and base units with worktops over, sink and drainer, fitted hob and oven, space for fridge/freezer and washing machine, double glazed windows

**Breakfast Room** - 1.94 x 1.88 (6'4" x 6'2") - Patio doors.

**First Floor Landing** - Doors to two bedrooms and bathroom.

**Bedroom One** - 4.19 x 3.39 (13'8" x 11'1") - Two sash windows, radiator, cast iron fireplace.

**Bedroom Two** - 3.66 x 2.58 (12'0" x 8'5") - Sash window, radiator, cast iron fireplace.

**Bathroom** - 3.83 x 2.12 (12'6" x 6'11") - Panelled bath with shower over, low level WC, hand wash basin, heated towel rail, frosted sash windows.

**Outside Front** - Low maintenance garden with path to front door.

**Outside Rear** - Non-bisected garden with rear gate access.

**Local Authority** - Norwich City Council, Tax Band B.

**Tenure** - Freehold

**Utilities** - Full fibre broadband available.

Mains water and electric.

## Property Photos

- ![IMG_7840-2.jpg](/listings/photos/165115508/1161168) - IMG_7840-2.jpg
- ![IMG_7822-2.jpg](/listings/photos/165115508/1161169) - IMG_7822-2.jpg
- ![IMG_7814-2.jpg](/listings/photos/165115508/1161170) - IMG_7814-2.jpg
- ![IMG_7828-2.jpg](/listings/photos/165115508/1161171) - IMG_7828-2.jpg
- ![IMG_7818-2.jpg](/listings/photos/165115508/1161172) - IMG_7818-2.jpg
- ![IMG_7824-2.jpg](/listings/photos/165115508/1161173) - IMG_7824-2.jpg
- ![IMG_7833-2.jpg](/listings/photos/165115508/1161174) - IMG_7833-2.jpg
- ![IMG_7831-2.jpg](/listings/photos/165115508/1161175) - IMG_7831-2.jpg
- ![IMG_7836-2.jpg](/listings/photos/165115508/1161176) - IMG_7836-2.jpg
- ![IMG_7837-2.jpg](/listings/photos/165115508/1161177) - IMG_7837-2.jpg
- ![IMG_7826-2.jpg](/listings/photos/165115508/1161178) - IMG_7826-2.jpg
- ![IMG_7835-2.jpg](/listings/photos/165115508/1161179) - IMG_7835-2.jpg

## Floorplans

- ![37beatriceroadnr14bb-High.jpg](/listings/photos/165115508/1161180) - 37beatriceroadnr14bb-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/165115508/1161181) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £270,000 | 09/02/2026 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 30 ELLA ROAD, NORWICH, NORFOLK, NR1 4BS | £212,000 | 19/12/2025 | Terraced |
| 25 ELLA ROAD, NORWICH, NORFOLK, NR1 4BP | £310,000 | 03/12/2025 | Terraced |
| 2 GUELPH ROAD, NORWICH, NORFOLK, NR1 4AY | £210,000 | 21/11/2025 | Terraced |
| 1 MALVERN ROAD, NORWICH, NORFOLK, NR1 4BA | £220,000 | 13/08/2025 | Terraced |
| [Same street] 28 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £199,089 | 02/07/2025 | Terraced |
| 12 MARION ROAD, NORWICH, NORFOLK, NR1 4BN | £195,000 | 04/02/2025 | Terraced |
| 75 ROSARY ROAD, NORWICH, NORFOLK, NR1 1SZ | £319,000 | 18/10/2024 | Terraced |
| 77 PRIMROSE ROAD, NORWICH, NORFOLK, NR1 4AS | £225,000 | 01/12/2023 | Terraced |
| 92 ROSARY ROAD, NORWICH, NORFOLK, NR1 4BX | £230,000 | 13/11/2023 | Terraced |
| 2 PRIMROSE ROAD, NORWICH, NORFOLK, NR1 4AT | £270,000 | 23/10/2023 | Terraced |
| 26 QUEBEC ROAD, NORWICH, NORFOLK, NR1 4HZ | £240,000 | 23/10/2023 | Terraced |
| 121 ROSARY ROAD, NORWICH, NORFOLK, NR1 4BX | £250,000 | 09/10/2023 | Terraced |
| 19 PRIMROSE ROAD, NORWICH, NORFOLK, NR1 4AT | £230,000 | 14/08/2023 | Terraced |
| 42 QUEBEC ROAD, NORWICH, NORFOLK, NR1 4HZ | £245,000 | 07/07/2023 | Terraced |
| 16 MALVERN ROAD, NORWICH, NORFOLK, NR1 4BA | £195,000 | 26/06/2023 | Terraced |
| 5 HILL HOUSE ROAD, NORWICH, NORFOLK, NR1 4BW | £450,000 | 01/06/2023 | Terraced |
| 32 ST LEONARDS ROAD, NORWICH, NORFOLK, NR1 4AZ | £295,000 | 01/06/2023 | Terraced |
| 45 PRIMROSE ROAD, NORWICH, NORFOLK, NR1 4AT | £176,250 | 06/04/2023 | Terraced |
| 11 GUELPH ROAD, NORWICH, NORFOLK, NR1 4AY | £225,000 | 07/12/2022 | Terraced |
| 17 ST LEONARDS ROAD, NORWICH, NORFOLK, NR1 4BT | £242,250 | 18/11/2022 | Terraced |
| 1 GAS HILL, NORWICH, NORFOLK, NR1 4JB | £356,500 | 11/11/2022 | Terraced |
| [Same street] 43 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £300,000 | 28/07/2022 | Terraced |
| [Same street] 34 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £334,500 | 08/04/2022 | Semi-detached |
| [Same street] 38 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £272,000 | 17/12/2021 | Terraced |
| [Same street] 6 BEATRICE ROAD, NORWICH, NORFOLK, NR1 4BB | £237,000 | 16/11/2021 | Terraced |

**Street average:** £268,518 (5 sales)
**Area average:** £254,800 (20 sales)

## Price vs local average

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

- **Local average:** £278,308 (40 Terraced, NR1, 2024–2026)
- **Deviation:** +0.6%

## Rental Range

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

- **Low:** £1,037/mo
- **Realistic:** £1,152/mo
- **Optimistic:** £1,267/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £693/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Thorpe Road, NR1 | £2,000/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Grosvenor House, NR1 | £1,375/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Penthouse, Grosvenor House, NR1 | £1,600/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Ber Street, NR1 | £1,400/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Mousehold Ave, NR3 | £1,545/mo | 2 | 0.76 miles | OpenRent |
| 2 Bed Semi-Detached House, Marchaunts Place, NR1 | £1,750/mo | 2 | 0.85 miles | OpenRent |
| 2 Bed Flat, Pottergate, NR2 | £1,300/mo | 2 | 0.98 miles | OpenRent |

**Average rent: £1,567/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £193,125
- **Target investor price (1%):** £154,500

*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 £1,545/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £263/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £3,500/m²

## Capital growth trend

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

- **5y growth:** 15.4%
- **10y growth:** 27.2%

## House Price Index (HM Land Registry)

*Official index for Norwich; Terraced series; as of April 2026.*

- **1y growth (index):** 3.8%
- **5y growth (index):** 15.3%
- **10y growth (index):** 35.9%

## 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)