# 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 |
| Last sold | £225,000 Oct 2020 |

## 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)
- ![Photo](/listings/photos/84389725/579037)
- ![Photo](/listings/photos/84389725/579038)
- ![Photo](/listings/photos/84389725/579039)
- ![Photo](/listings/photos/84389725/579040)
- ![Photo](/listings/photos/84389725/579041)
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- ![Photo](/listings/photos/84389725/579043)
- ![Photo](/listings/photos/84389725/579044)
- ![Photo](/listings/photos/84389725/579045)
- ![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).*

## 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)