# 2 bedroom retirement property for sale (IP20 9EW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 WAVENEY PLACE, HARLESTON, NORFOLK IP20 9EW |
| Price | £319,995 |
| Bedrooms | 2 |
| Council tax | TBC |
| Last sold | £309,995 Apr 2025 |

## Description

**Apartment 18 – Waveney Place**

A beautiful two-bedroom apartment at our new development at Waveney Place. Benefitting from a spacious open plan living/dining room which leads to the kitchen. 

Bedroom one has a luxurious en-suite shower room and a fitted wardrobe. The main shower room has a large shower and vanity unit for storage under the sink. Bedroom two could be used as a double bedroom or a study. 

There is also a useful storage cupboard located in the hall, housing the washer dryer. 

A glazed door from the living room looks out to a South facing Juliette balcony, overlooking the landscaped gardens.

**Room Dimensions**

**First Floor**

## Property Photos

- ![Typical bedroom](/listings/photos/156045866/209169) - Typical bedroom
- ![Typical kitchen](/listings/photos/156045866/209170) - Typical kitchen
- ![Typical living room](/listings/photos/156045866/209171) - Typical living room
- ![EPC](/listings/photos/156045866/209172) - EPC
- ![Waveney Place Apartment Gardens](/listings/photos/156045866/209173) - Waveney Place Apartment Gardens

## Floorplans

- ![Floorplan](/listings/photos/156045866/209174) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 WAVENEY PLACE, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9EW | £309,995 | 15/04/2025 | 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 |
|---------|-------|------|------|
| MICRON HOUSE LONDON ROAD, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9BH | £195,000 | 24/11/2025 | Other |
| 42 - 44 FULLER ROAD, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9EA | £770,000 | 30/09/2025 | Other |
| 3 MARKET PLACE, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9AD | £315,000 | 19/09/2023 | Other |
| 3A CHURCH STREET, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9BB | £80,000 | 02/12/2022 | Other |
| 2 CHURCH STREET, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9BB | £163,800 | 05/09/2022 | Other |
| 2 THE THOROUGHFARE, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9AX | £190,000 | 08/07/2022 | Other |
| 4 THE THOROUGHFARE, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9AX | £140,000 | 18/03/2022 | Other |
| 2 CHAFFINCH MEWS, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9FD | £220,000 | 18/02/2022 | Other |
| 7 CHURCH STREET, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9BB | £150,000 | 29/06/2021 | Other |
| APOLLO CLUB MENDHAM LANE, HARLESTON, SOUTH NORFOLK, NORFOLK, IP20 9DN | £700,000 | 18/06/2021 | Other |

**Area average:** £292,380 (10 sales)

## Price vs local average

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

- **Local average:** £475,000 (3 Other, IP20, 2024–2026)
- **Deviation:** -32.6%

## Rental Range

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

- **Low:** £876/mo
- **Realistic:** £973/mo
- **Optimistic:** £1,070/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:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £121,625
- **Target investor price (1%):** £97,300

*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.*

## Capital growth trend

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

- **10y growth:** -54.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.2%
- **5y growth (index):** 14%
- **10y growth (index):** 39.3%

## 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)