# 2 bedroom flat for sale (NR11 6YA) ## Property Details | Key | Value | |-----|-------| | Address | 87 ST MICHAELS AVENUE, NORWICH, AYLSHAM, NORFOLK NR11 6YA | | Price | £175,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £170,000 Jan 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 05/06/2035 - **Current heating cost:** £478/year - **Est. upgrade cost to C:** £1,500 ### Recommendations - L2 (£1,200 - £1,800) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2216-1560-2305-5135) ## Description ***Guide Price Range £175,000 to £180,000***This stylish purpose built first floor flat enjoys a pleasant location to the side/rear of the building, enjoying rural views beyond. The apartment offers two double bedrooms with en suite shower room to the main bedroom, a large double aspect lounge/dining/kitchen, and bathroom. Features include sealed unit double glazed windows, electric heating, allocated parking for 1 car and communal gardens. Early viewing its most strongly recommended. LOCATION Aylsham is a popular market town located adjacent to the A140 with excellent local amenities and a wide range of shopping, schooling facilities and good public transport. The apartment is situated on the edge of the town backing onto fields and is close to green lanes which offers routes to the National Trust site of Blickling Hall. PROPERTY Main entrance front door with intercom link to the flat. Communal hall and stairway to the first-floor landing. Front entrance door to ENTRANCE HALL Wall mounted electric panel heater. Built in store cupboard. Built in cloaks cupboard. Built in airing cupboard. Panel doors to bedroom one, bedroom two, bathroom and the lounge/dining/kitchen. LOUNGE/DINING/KITCHEN Divided into two areas Lounge/dining area - 2 x electric panel heaters, double glazed windows to side and rear. Kitchen area - Fitted comprising stainless steel single drainer sink unit with mixed tap inset to fitted rolled edged work surfaces with tile splashbacks, base & eye level units, integrated washing machine, built in electric hob & oven, with stainless steel extractor hood over, tiled floor, double glazed window to side. BEDROOM 1 Wall mounted electric panel heater, double glazed window to rear. Built in double wardrobes. Panel door to EN SUITE SHOWER ROOM White suite comprising tiled shower cubicle with wall mounted mains shower plus sliding door, pedestal wash hand basin, WC, wall mounted electric heater, extractor unit. BEDROOM 2 Wall mounted electric panel heater, double glazed window to rear. Built in double wardrobe. BATHROOM White suite comprising panel sided bath with wall mounted shower, pedestal wash hand basin, WC, wall mounted electric panel heater, part tiled walls, double glazed window to front. OUTSIDE Communal gardens to the sides & rear. One allocated car parking AGENTS NOTE Lease length 125 years from 01/01/2014. Therefore 114 years remaining. Ground rent £115 pa. Service Charge £1,298. Managing Agents Watsons. Freeholder Home Ground ## Property Photos - ![Photo](/listings/photos/169481894/738233) - ![Photo](/listings/photos/169481894/738234) - ![Photo](/listings/photos/169481894/738235) - ![Photo](/listings/photos/169481894/738236) - ![Photo](/listings/photos/169481894/738237) - ![Photo](/listings/photos/169481894/738238) - ![Photo](/listings/photos/169481894/738239) - ![Photo](/listings/photos/169481894/738240) - ![Photo](/listings/photos/169481894/738241) - ![Photo](/listings/photos/169481894/738242) - ![Photo](/listings/photos/169481894/738243) - ![Photo](/listings/photos/169481894/738244) - ![Photo](/listings/photos/169481894/738245) - ![Photo](/listings/photos/169481894/738246) - ![Photo](/listings/photos/169481894/738247) - ![Photo](/listings/photos/169481894/738248) - ![Photo](/listings/photos/169481894/738249) - ![Photo](/listings/photos/169481894/738250) - ![Photo](/listings/photos/169481894/738251) - ![Photo](/listings/photos/169481894/738252) - ![Photo](/listings/photos/169481894/738253) - ![Photo](/listings/photos/169481894/738254) ## Floorplans - ![Floorplan 1](/listings/photos/169481894/738255) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 87 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £170,000 | 30/01/2026 | Flat | | 87 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £165,000 | 28/07/2023 | Flat | | 87 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £162,500 | 13/04/2018 | Flat | | 87 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £137,000 | 27/02/2015 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 11 DONTHORN COURT, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YF | £190,000 | 01/12/2025 | Flat | | 22 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £190,000 | 26/11/2025 | Flat | | GREEN LANE VIEW FLAT 3 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6GA | £149,250 | 18/10/2023 | Flat | | 28 MILL LANE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6WA | £285,000 | 28/11/2022 | Flat | | 91 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £193,000 | 25/11/2022 | Flat | | GREEN LANE VIEW FLAT 10 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6GA | £195,000 | 28/10/2022 | Flat | | 16 DONTHORN COURT, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YF | £200,000 | 01/06/2022 | Flat | | 22 MILL LANE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6WA | £190,000 | 27/04/2022 | Flat | | 83 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £180,000 | 29/10/2021 | Flat | | 42 ST MICHAELS AVENUE, AYLSHAM, NORWICH, BROADLAND, NORFOLK, NR11 6YA | £185,000 | 20/08/2021 | Flat | **Area average:** £195,725 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £155,714 (7 Flat, NR11, 2024–2026) - **Deviation:** +12.4% ## Rental Range *ONS Price Index of Private Rents (Broadland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £845/mo - **Realistic:** £939/mo - **Optimistic:** £1,033/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 Maisonette, Red Lion Yard, NR11 | £995/mo | 2 | 0.64 miles | OpenRent | **Average rent: £995/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £124,375 - **Target investor price (1%):** £99,500 *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 £995/mo).* - **Gross yield:** 6.8% - **Cost-to-rent:** 14.7× - **Monthly cashflow:** £181/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.3% *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:** £2,869/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 104.2% ## House Price Index (HM Land Registry) *Official index for Broadland; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -1.9% - **5y growth (index):** 2.1% - **10y growth (index):** 17.5% ## 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)