# 3 bedroom semi-detached house for sale (NR6 6XS) ## Property Details | Key | Value | |-----|-------| | Address | 23 HOLT ROAD, NORWICH, NORFOLK NR6 6XS | | Price | £250,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: 1967-1975 | | Floor area | 61 m² | | Last sold | £220,000 Jul 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 24/02/2032 - **Current heating cost:** £468/year - **Est. upgrade cost to C:** £17,838 ### Recommendations - W2 (£4,000 - £6,000) - C (£15 - £30) - E (£15) - F (£200 - £400) - G (£350 - £450) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2355-1009-9202-0682-0200) ## Description IN SUMMARY This UPDATED and MODERNISED SEMI-DETACHED HOUSE is ideally situated within CLOSE PROXIMITY TO LOCAL AMENITIES, TRANSPORT LINKS and SCHOOLS, offering both convenience and comfort for modern living. Step through the welcoming HALLWAY ENTRANCE, which features a convenient two piece W.C and stairs rising to the first floor with INTEGRATED STORAGE tucked away beneath, leading you into the heart of the home. The spacious 14' SITTING and DINING ROOM is bathed in natural light, with SLIDING GLASS DOORS opening directly onto the garden perfect for both relaxing and those who love to entertain. The fully fitted KITCHEN boasts INTEGRATED APPLIANCES and EXTENSIVE STORAGE, ensuring a seamless cooking experience. Upstairs, THREE BEDROOMS open from the landing, providing versatile spaces for family, guests, or a home office. The three piece FAMILY BATHROOM includes a shower over the bath, combining practicality with style for busy mornings or evening unwinding. This property is thoughtfully designed for easy living, with a focus on privacy, comfort, and modern finishes throughout. Stepping outside, the rear GARDEN is PRIVATE and FULLY ENCLOSED with a gate opening to the OFF-ROAD PARKING and adjacent GARAGE. SETTING THE SCENE Set back from the road behind a low level brick wall, the property features an enclosed frontage accessed via a decorative wrought iron gate. This opens onto a flagstone pathway and patio area, beautifully bordered by a well maintained lawn and raised flower beds hosting a variety of shrubs and plantings for added privacy. The main entrance is situated at the front of the home, sheltered beneath a generous open porch. THE GRAND TOUR Stepping inside, the light and bright hallway provides an ideal meet and greet space, benefiting from a conveniently positioned two piece guest W.C and integrated storage tucked neatly beneath the stairs. Wood effect flooring flows from the hall and continues into the heart of the home, the 14’ sitting and dining room. Centred around a feature fireplace and illuminated by LED spotlights, this inviting space is flooded with natural light from sliding glass doors that open directly to the garden. The room’s layout offers versatility for both soft furnishings and formal dining, with chimney breast alcoves cleverly utilised for storage and a practical service hatch leading through to the kitchen. The kitchen itself features a range of wall and base units with ample worktop space for food preparation. Integrated appliances include an oven, electric hob, and extractor, with further under counter plumbing for a washing machine and dishwasher, as well as generous space for an ‘American style’ fridge freezer. Ascending to the carpeted first floor landing, you will find loft access overhead and doors leading to three generous bedrooms. Each bedroom is finished with wood effect flooring and offers ample space for furniture, with flexibility for use as a home office or study if required. These rooms are served by a three piece family bathroom, which includes a shower over the bath, a wall mounted heated towel rail, and convenient vanity storage below the sink. FIND US Postcode : NR6 6XS What3Words : ///digs.games.librarian VIRTUAL TOUR View our virtual tour for a full 360 degree of the interior of the property. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/88045263/765941) - ![Photo](/listings/photos/88045263/765942) - ![Photo](/listings/photos/88045263/765943) - ![Photo](/listings/photos/88045263/765944) - ![Photo](/listings/photos/88045263/765945) - ![Photo](/listings/photos/88045263/765946) - ![Photo](/listings/photos/88045263/765947) - ![Photo](/listings/photos/88045263/765948) - ![Photo](/listings/photos/88045263/765949) - ![Photo](/listings/photos/88045263/765950) - ![Photo](/listings/photos/88045263/765951) - ![Photo](/listings/photos/88045263/765952) - ![Photo](/listings/photos/88045263/765953) - ![Photo](/listings/photos/88045263/765954) - ![Photo](/listings/photos/88045263/765955) - ![Photo](/listings/photos/88045263/765956) - ![Photo](/listings/photos/88045263/765957) - ![Photo](/listings/photos/88045263/765958) - ![Photo](/listings/photos/88045263/765959) - ![Photo](/listings/photos/88045263/765960) - ![Photo](/listings/photos/88045263/765961) - ![Photo](/listings/photos/88045263/765962) - ![Photo](/listings/photos/88045263/765963) ## Floorplans - ![All](/listings/photos/88045263/765964) - All ## EPC Graphs - ![EPC 1](/listings/photos/88045263/765965) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 23 HOLT ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6XS | £220,000 | 21/07/2022 | Semi-detached | | 23 HOLT ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6XS | £130,000 | 10/12/2010 | 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 | |---------|-------|------|------| | 38 MEADOW WAY, NORWICH, BROADLAND, NORFOLK, NR6 5NN | £235,000 | 01/12/2025 | Semi-detached | | 11 LODORE AVENUE, HELLESDON, NORWICH, BROADLAND, NORFOLK, NR6 6XP | £230,000 | 21/11/2025 | Semi-detached | | 20 BUSH ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UF | £260,000 | 08/08/2025 | Semi-detached | | 30 MEADOW CLOSE, NORWICH, BROADLAND, NORFOLK, NR6 6XY | £277,500 | 01/08/2025 | Semi-detached | | 37 BUSH ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UF | £245,000 | 20/03/2025 | Semi-detached | | 35 BUSH ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UF | £290,000 | 17/11/2023 | Semi-detached | | 14A MIDDLETONS LANE, NORWICH, BROADLAND, NORFOLK, NR6 5NG | £315,000 | 18/09/2023 | Semi-detached | | 8 DENNIS ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UB | £205,000 | 21/07/2023 | Semi-detached | | 8 MEADOW CLOSE, NORWICH, BROADLAND, NORFOLK, NR6 6XY | £230,000 | 05/06/2023 | Semi-detached | | 2 BUSH ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UF | £260,000 | 19/05/2023 | Semi-detached | | 13 BUSH ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6UF | £325,000 | 03/05/2023 | Semi-detached | | 68 MIDDLETONS LANE, NORWICH, BROADLAND, NORFOLK, NR6 5NG | £165,000 | 08/11/2022 | Semi-detached | | 22 MIDDLETONS LANE, NORWICH, BROADLAND, NORFOLK, NR6 5NG | £225,000 | 21/07/2022 | Semi-detached | | [Same street] 61 HOLT ROAD, NORWICH, BROADLAND, NORFOLK, NR6 6XS | £300,000 | 30/06/2022 | Semi-detached | | 26 MIDDLETONS LANE, NORWICH, BROADLAND, NORFOLK, NR6 5NG | £280,000 | 13/06/2022 | Semi-detached | | 8 WINDSOR ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5NT | £275,000 | 20/05/2022 | Semi-detached | | 13 HAWTHORNE AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 6LE | £273,000 | 16/05/2022 | Semi-detached | | 55 HAWTHORNE AVENUE, NORWICH, BROADLAND, NORFOLK, NR6 6LD | £235,000 | 25/04/2022 | Semi-detached | | 41 MEADOW WAY, NORWICH, BROADLAND, NORFOLK, NR6 6XT | £225,000 | 11/02/2022 | Semi-detached | | 8 MEADOW CLOSE, NORWICH, BROADLAND, NORFOLK, NR6 6XY | £235,000 | 04/02/2022 | Semi-detached | | 1A WINDSOR ROAD, NORWICH, BROADLAND, NORFOLK, NR6 5NP | £265,000 | 20/01/2022 | Semi-detached | **Street average:** £300,000 (1 sale) **Area average:** £252,525 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £275,609 (40 Semi-detached, NR6, 2024–2026) - **Deviation:** -9.3% ## 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):** £798/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 | |------|------|------|------|------| | 3 Bed Bungalow, Bush Road, NR6 | £1,250/mo | 3 | 0.21 miles | OpenRent | | 3 Bed Semi-Detached House, Silk Mill Road, NR6 | £1,300/mo | 3 | 0.55 miles | OpenRent | | 3 Bed Terraced House, Sadler Road, NR6 | £1,300/mo | 3 | 0.6 miles | OpenRent | | 3 Bed End Terrace, Oulton Rd, NR6 | £1,150/mo | 3 | 0.6 miles | OpenRent | | 3 Bed Terraced House, Oulton Road, NR6 | £1,350/mo | 3 | 0.6 miles | OpenRent | | 3 Bed Terraced House, Bussey Road, NR6 | £1,250/mo | 3 | 0.94 miles | OpenRent | **Average rent: £1,267/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.51% (weak for cashflow) - **Max investor price (0.8%):** £159,375 - **Target investor price (1%):** £127,500 *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 £1,275/mo).* - **Gross yield:** 6.1% - **Cost-to-rent:** 16.3× - **Monthly cashflow:** £138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.3% *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:** £4,098/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 9.2% - **10y growth:** 33.9% ## House Price Index (HM Land Registry) *Official index for Broadland; Semi-detached series; as of April 2026.* - **1y growth (index):** 8.1% - **5y growth (index):** 17% - **10y growth (index):** 40.5% ## 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)