Sold STC Cottage

1

HOE LODGE COTTAGES, NORTHALL GREEN, DEREHAM, NORFOLK NR19 2DQ

3 beds 1 baths 786 sq ft Listed 3 Sep 2020 (-2109d)

£230,000

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# 3 bedroom cottage for sale (NR19 2DQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, HOE LODGE COTTAGES, NORTHALL GREEN, DEREHAM, NORFOLK NR19 2DQ |
| Price | £230,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 73 m² |
| Last sold | £225,000 Oct 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** A
- **Expiry date:** 08/09/2030
- **Current heating cost:** £630/year

### Recommendations
- A2 (1,500)
- Q (14,000)
- W2 (6,000)
- G (450)
- I (3,000)
- N (6,000)
- U (5,500)
- V2 (25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0518-7049-6281-7020-3250)

## Description

**** **** The Norfolk Agents are pleased to offer this attractive semi-detached cottage, occupying a generously sized plot in the peaceful and rural setting of Northall Green, near Dereham. We would like to make potential buyers aware that the property is available with no onward chain.

The accommodation briefly comprises sitting room, kitchen/dining room, rear porch and bathroom on the ground floor; with three bedrooms arranged around the first floor landing. Character features include original fireplaces and exposed timber floorboards. The property is connected to mains electricity and water supply; UPVC double glazing and oil-fired central heating throughout. Drainage is to a privately owned treatment plant shared with the other residents of Hoe Lodge Cottages.

The property is the first in a row of six similar style properties, situated on a privately owned farm road. The house is approached through a timber gate which leads to a parking area in front of the house. The generously sized gardens extend to the side and rear, and are generally laid to lawn, providing a blank canvas for the next owner. The rear garden backs on to the now redundant Mid Norfolk Railway line.

Northall Green comprises a small cluster of predominantly farm houses, barn conversions and former farm workers cottages, approximately a mile north of Dereham town centre. The town of Dereham offers a wide range of shops, supermarkets, schools and leisure facilities; as well as easy access to the A47. The city of Norwich is around 20 miles to the east.

**SITTING** **ROOM** **16' 7" x 12' 0" (5.07m x 3.66m)** A well-proportioned family room, with an original feature fireplace, window to the front, TV point, telephone point, radiator and under stairs storage cupboard.

**KITCHEN/DINING** **ROOM** **13' 2" x 11' 0" (4.02m x 3.36m)** A range of pine fronted storage units under fitted work surfaces, incorporating a sink unit under a window which overlooks the rear garden. Plumbing/space for a washing machine, electric cooker point, wall-mounted oil boiler, tiled flooring and radiator.

**BATHROOM** **7' 0" x 5' 6" (2.15m x 1.70m)** Comprising panel sided bath with tiled surround and shower over, pedestal hand basin and WC. Radiator, tiled flooring and obscured glass window to the side.

**REAR** **PORCH** **** Partially glazed UPVC door to the garden, window to the side and radiator.

**LANDING** **** Doors to all three bedrooms.

**BEDROOM** **ONE** **15' 1" x 9' 5" (4.61m x 2.88m)** Double bedroom with an original fireplace, timber floorboards, window to the front, loft hatch, built-in cupboard and radiator.

**BEDROOM** **TWO** **11' 0" x 7' 8" (3.37m x 2.34m)** Window to the rear aspect, timber floorboards and radiator.

**BEDROOM** **THREE** **9' 1" x 7' 6" (2.77m x 2.30m)** Window overlooking the garden, timber floorboards and radiator.

## Property Photos

- ![Photo](/listings/photos/84389725/579036)
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- ![Photo](/listings/photos/84389725/579046)

## Floorplans

- ![Floorplan 1](/listings/photos/84389725/579047) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/84389725/579048) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1044727
- **Address:** 1 Hoe Lodge Cottages, Northall Green, NR19 2DQ
- **Certificate Issued:** 11/10/2003
- **Work Completed:** 01/09/2003
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOE LODGE COTTAGES 1 NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DQ | £225,000 | 14/10/2020 | 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 |
|---------|-------|------|------|
| [Same street] HOE LODGE COTTAGES 3 NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DQ | £131,000 | 09/06/2023 | Semi-detached |
| [Same street] BOUNDARY HOUSE NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DQ | £446,000 | 28/03/2023 | Detached |
| PRIMROSE FARM BUNGALOW NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DG | £474,250 | 17/06/2022 | Detached |

**Street average:** £288,500 (2 sales)
**Area average:** £474,250 (1 sale)

## Price vs local average

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

- **Local average:** £340,176 (17 Detached, NR19, 2024–2026)
- **Deviation:** -32.4%

## Rental Range

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

- **Low:** £822/mo
- **Realistic:** £913/mo
- **Optimistic:** £1,004/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 Terraced House, Silver Birch Road, NR20 | £1,050/mo | 3 | 1.14 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.3×
- **Monthly cashflow:** £14/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*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:** £3,151/m²

## Capital growth trend

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

- **5y growth:** -10.1%
- **10y growth:** 33.8%

## House Price Index (HM Land Registry)

*Official index for Breckland; Detached series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 11.9%
- **10y growth (index):** 41.1%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

73 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£225,000 Oct 2020

Price per m²

£3,151/m²

Local average

£340,176 (-32.4%)

Deprivation

Decile 7 (23,183 of 33,755)

Street crime

23 incidents within 1 mile (Apr 2026)

Key features

CHARACTER COTTAGE
GENEROUSLY SIZED & ENCLOSED PLOT
RURAL SETTING CLOSE TO TOWN
3 BEDROOMS
ORIGINAL FEATURES
CENTRAL HEATING
UPVC DOUBLE GLAZING
NO ONWARD CHAIN

Additional details

Parking: Off street
Garden: Yes

Description

** The Norfolk Agents are pleased to offer this attractive semi-detached cottage, occupying a generously sized plot in the peaceful and rural setting of Northall Green, near Dereham. We would like to make potential buyers aware that the property is available with no onward chain.

The accommodation briefly comprises sitting room, kitchen/dining room, rear porch and bathroom on the ground floor; with three bedrooms arranged around the first floor landing. Character features include original fireplaces and exposed timber floorboards. The property is connected to mains electricity and water supply; UPVC double glazing and oil-fired central heating throughout. Drainage is to a privately owned treatment plant shared with the other residents of Hoe Lodge Cottages.

The property is the first in a row of six similar style properties, situated on a privately owned farm road. The house is approached through a timber gate which leads to a parking area in front of the house. The generously sized gardens extend to the side and rear, and are generally laid to lawn, providing a blank canvas for the next owner. The rear garden backs on to the now redundant Mid Norfolk Railway line.

Northall Green comprises a small cluster of predominantly farm houses, barn conversions and former farm workers cottages, approximately a mile north of Dereham town centre. The town of Dereham offers a wide range of shops, supermarkets, schools and leisure facilities; as well as easy access to the A47. The city of Norwich is around 20 miles to the east.

SITTING ROOM 16' 7" x 12' 0" (5.07m x 3.66m) A well-proportioned family room, with an original feature fireplace, window to the front, TV point, telephone point, radiator and under stairs storage cupboard.

KITCHEN/DINING ROOM 13' 2" x 11' 0" (4.02m x 3.36m) A range of pine fronted storage units under fitted work surfaces, incorporating a sink unit under a window which overlooks the rear garden. Plumbing/space for a washing machine, electric cooker point, wall-mounted oil boiler, tiled flooring and radiator.

BATHROOM 7' 0" x 5' 6" (2.15m x 1.70m) Comprising panel sided bath with tiled surround and shower over, pedestal hand basin and WC. Radiator, tiled flooring and obscured glass window to the side.

REAR PORCH Partially glazed UPVC door to the garden, window to the side and radiator.

LANDING Doors to all three bedrooms.

BEDROOM ONE 15' 1" x 9' 5" (4.61m x 2.88m) Double bedroom with an original fireplace, timber floorboards, window to the front, loft hatch, built-in cupboard and radiator.

BEDROOM TWO 11' 0" x 7' 8" (3.37m x 2.34m) Window to the rear aspect, timber floorboards and radiator.

BEDROOM THREE 9' 1" x 7' 6" (2.77m x 2.30m)** Window overlooking the garden, timber floorboards and radiator.

Listed by

Fakenham

The Norfolk Agents Ltd

Reference: 84389725

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: A

Inspection date: 09/09/2020

Expiry date: 08/09/2030

Current heating cost: £630/year

Potential heating cost: £343/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (1,500)
50 mm internal or external wall insulation (14,000)
Floor insulation (solid floor) (6,000)
Upgrade heating controls (450)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)
Wind turbine (25,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1044727

Property Details

Street: 1 Hoe Lodge Cottages

Town: Northall Green

Postcode: NR19 2DQ

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 11/10/2003

Work Completed: 01/09/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	14/10/2020 (5 years ago)	£225,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street HOE LODGE COTTAGES 3 NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DQ	£131,000	09/06/2023	Semi-detached
Same street BOUNDARY HOUSE NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DQ	£446,000	28/03/2023	Detached
PRIMROSE FARM BUNGALOW NORTHALL GREEN, DEREHAM, BRECKLAND, NORFOLK, NR19 2DG	£474,250	17/06/2022	Detached

Street average: £288,500 (2 sales)

Area average: £474,250 (1 sale)

Capital growth trend

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

5y growth -10.1%

10y growth 33.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Breckland. Series: Detached. As of March 2026.

1y (index) 0.1%

5y (index) 11.9%

10y (index) 41.1%

Rental Range

Estimated market rent for Breckland. Low = conservative, Realistic = average, Optimistic = best case.

Low £822/mo

Realistic £913/mo

Optimistic £1,004/mo

Based on Local Authority from postcode lookup → Breckland.

LHA (30th percentile) floor for Central Norfolk & Norwich: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NR19 2DQ

Address

Northall Green

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Hospital	Dereham Hospital	0.4 miles
Bus stop	Oakwood Road, adj	0.5 miles
Bus stop	Highfield Road, adj	0.5 miles
Shop	Dad's & Lads	1.0 miles
Shop	TJ Stylists	1.0 miles
Train station	Dereham	1.2 miles
Train station	Yaxham	3.0 miles
University	Easton College	9.5 miles
Hospital	Ogden Court Community Hospital	10.9 miles

Street-level crime

Category	Count
Violence and sexual offences	13
Public order	3
Anti-social behaviour	2
Criminal damage and arson	1
Drugs	1
Other crime	1
Other theft	1
Robbery	1
Total incidents	23

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Northgate High School	Secondary	0.7 miles	Good — 10 Sep 2023
King's Park Infant School, Dereham	Primary	0.9 miles	Good — 22 Oct 2014
Dereham Neatherd High School	Secondary	1.1 miles	Good — 21 Jun 2012
Dereham Church of England Infant and Nursery Academy	Primary	1.2 miles	Good — 16 Jun 2015
Grove House Infant and Nursery School	Primary	1.5 miles	Good — 21 Jan 2014

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 Terraced House, Silver Birch Road, NR20	£1,050/mo	3	1.14 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 5.5%

Cost-to-rent ratio 18.3×

Monthly cashflow £14/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).