# 2 bedroom flat for sale (NR1 1GG) ## Property Details | Key | Value | |-----|-------| | Address | 18, ROBINSON BANK, GEOFFREY WATLING WAY, NORWICH, NORFOLK NR1 1GG | | Price | £215,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | C | | Construction age | England and Wales: 2012 onwards | | Floor area | 67 m² | | Last sold | £210,000 Oct 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Current heating cost:** £458/year - **Est. upgrade cost to C:** £1,800 ### Recommendations - L2 (£1,200 - £2,400) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9140-3955-8200-2515-6204) ## Description GUIDE ORICE £215,000 - £220,000. A light and spacious fifth floor apartment with outstanding river views and situated only a short walk from Norwich city centre and train station. The property comes with no onward chain and lift access. In brief, the property comprises; open plan lounge / kitchen, two double bedrooms, ensuite shower room, family bathroom and a generous south-facing balcony. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/160529171/530972) - ![Photo](/listings/photos/160529171/530975) - ![Photo](/listings/photos/160529171/530982) - ![Photo](/listings/photos/160529171/530985) - ![Photo](/listings/photos/160529171/530986) - ![Photo](/listings/photos/160529171/530989) - ![Photo](/listings/photos/160529171/530991) - ![Photo](/listings/photos/160529171/530994) - ![Photo](/listings/photos/160529171/530999) - ![Photo](/listings/photos/160529171/531002) - ![Photo](/listings/photos/160529171/531004) ## Floorplans - ![All](/listings/photos/160529171/531005) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ROBINSON BANK 18 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GG | £210,000 | 27/10/2025 | Flat | | ROBINSON BANK 18 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GG | £200,995 | 21/05/2015 | 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 | |---------|-------|------|------| | GRANARY VIEW 26 PAPER MILL YARD, NORWICH, NORFOLK, NR1 2GD | £150,000 | 06/01/2026 | Flat | | ASHMAN BANK 97 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £215,000 | 19/12/2025 | Flat | | ASHMAN BANK 73 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £200,000 | 18/12/2025 | Flat | | LOCHHEAD BANK 11 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GF | £180,000 | 17/12/2025 | Flat | | ASHMAN BANK 65 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £170,000 | 12/12/2025 | Flat | | BLUE MILL 76 PAPER MILL YARD, NORWICH, NORFOLK, NR1 2GG | £143,200 | 10/12/2025 | Flat | | 59 KERRISON ROAD, NORWICH, NORFOLK, NR1 1JB | £480,000 | 03/12/2025 | Flat | | RICHARD HAWTHORN HOUSE 310 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GS | £210,000 | 28/02/2025 | Flat | | BLUE MILL 13 PAPER MILL YARD, NORWICH, NORFOLK, NR1 2GG | £140,000 | 20/12/2024 | Flat | | BLUE MILL 13 PAPER MILL YARD, NORWICH, NORFOLK, NR1 2GG | £140,000 | 20/12/2024 | Flat | | LOCHHEAD BANK 18 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GF | £174,000 | 20/12/2023 | Flat | | BLUE MILL 11 PAPER MILL YARD, NORWICH, NORFOLK, NR1 2GG | £110,000 | 29/11/2023 | Flat | | THE MALT HOUSE APARTMENT 102 KING STREET, NORWICH, NORFOLK, NR1 2TP | £350,000 | 27/11/2023 | Flat | | RICHARD HAWTHORN HOUSE 105 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GS | £252,000 | 10/11/2023 | Flat | | 47 GROUND FLOOR FLAT HARDY ROAD, NORWICH, NORFOLK, NR1 1JN | £141,000 | 07/11/2023 | Flat | | ASHMAN BANK 49 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £165,000 | 05/10/2023 | Flat | | ASHMAN BANK 62 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £165,000 | 25/09/2023 | Flat | | 51A HARDY ROAD, NORWICH, NORFOLK, NR1 1JN | £127,000 | 15/09/2023 | Flat | | [Same street] ROBINSON BANK 24 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GG | £380,000 | 29/08/2023 | Flat | | ASHMAN BANK 77 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £285,000 | 11/08/2023 | Flat | | ASHMAN BANK 52 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1HB | £167,500 | 21/07/2023 | Flat | | [Same street] ROBINSON BANK 20 GEOFFREY WATLING WAY, NORWICH, NORFOLK, NR1 1GG | £203,000 | 18/11/2021 | Flat | **Street average:** £291,500 (2 sales) **Area average:** £198,235 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £155,881 (51 Flat, NR1, 2024–2026) - **Deviation:** +37.9% ## Rental Range *ONS Price Index of Private Rents (Norwich). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,034/mo - **Realistic:** £1,149/mo - **Optimistic:** £1,264/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 ## 1% Rule - **Rent ratio:** 0.53% (weak for cashflow) - **Max investor price (0.8%):** £143,625 - **Target investor price (1%):** £114,900 *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:** £3,209/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -20.5% - **10y growth:** 6.1% ## House Price Index (HM Land Registry) *Official index for Norwich; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -4.7% - **5y growth (index):** 0.6% - **10y growth (index):** 15.6% ## 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)