# 3 bedroom detached house for sale (NR20 4TB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6 SPINNEY CLOSE, DEREHAM, BEETLEY, NORFOLK NR20 4TB |
| Price | £250,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 85 m² |
| Last sold | £265,000 Mar 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 02/11/2031
- **Current heating cost:** £585/year
- **Est. upgrade cost to C:** £14,525

### Recommendations
- W2 (£4,000 - £6,000)
- E (£25)
- 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/6439-9929-9109-0837-0206)

## Description

**** **** *THREE DOUBLE BEDROOMS IN PRIME VILLAGE LOCATION* Minors and Brady are excited to present this family friendly home in the popular village location, Beetley, only three miles away from Dereham town with all local amenities within. Boasting three double bedrooms, two reception spaces and well maintained front and rear gardens, making it ideal for all. 

**LOCATION** **** This home is located in the popular Norfolk village location of Beetley, situated just 3 miles away from Dereham town which has all local amenities such as post office, hospital, supermarkets and schools for all ages. The parish has a Village Hall and a Recreation Ground that includes a football and cricket pitch and at Beetley River Meadows there is a play area situated near the White Water river.  

**ENTRANCE** **HALL** **** Entering the property via the front door into the welcoming hallway offering fitted carpet flooring, built-in storage cupboard under the stairs which lead onto the first floor landing, with doors leading into the lounge, kitchen and WC. 

**LOUNGE** **20' 5" x 11' 5" (6.22m x 3.48m)** Light and spacious room for relaxing, dining and entertaining with fitted carpet flooring throughout, feature fireplace place with wooden mantelpiece and brick hearth, multiple plug sockets and TV aerial, double aspect views due to the wide double glazed window looking onto the front aspect along with the french doors leading into the private rear garden. 

**KITCHEN** **10' 4" x 9' 1" (3.15m x 2.77m)** Boasting a range of base and wall units with work surfaces over and tiled splash backs, one and a half stainless steel sink and drainer, integrated oven and gas hob with an extractor fan above, multiple plug sockets throughout, space for: dishwasher, washing machine and fridge/freezer, double glazed window looking into the conservatory with doors giving access from the entrance hall and into the conservatory. 

**CONSERVATORY** **11' 8" x 8' 1" (3.56m x 2.46m)** Versatile reception room boasting fitted carpet flooring throughout, brick base walls with double glazed windows surrounding and a vaulted ceiling filling the room with light, doors leading from the kitchen and into the garage, along with one giving access into the private rear garden too offering the ideal space for outside dining and entertaining family and friends. 

**WC** **** Ground floor cloak room with fitted carpet flooring, low level WC, hand wash basin, one radiator and frosted double glazed window facing the front aspect of the home. 

**FIRST** **FLOOR** **LANDING** **** Open landing space with carpet flooring throughout and flowing from the stairs in the entrance hallway, with light banisters looking over, doors giving access to all three bedrooms and family bathroom, one double glazed window facing the side aspect. 

**BEDROOM** **ONE** **11' 6" x 11' 4" (3.51m x 3.45m)** Generous double bedroom comprising fitted carpet flooring, leading from the first floor landing beside bedroom two and three, one radiator and double glazed window offering views of the enclosed garden of the home. 

**BEDROOM** **TWO** **11' 5" x 8' 8" (3.48m x 2.64m)** Spacious double bedroom boasting carpet flooring within, two built-in wardrobes offering ample storage space, one radiator and double glazed window looking over the private frontage of the property. 

**BATHROOM** **** Family bathroom leading from the first floor landing, comprising fitted carpet flooring and tiled walls, panelled bath and overhead shower, low level WC, hand wash basin, one radiator and wide double glazed window facing the front aspect of the home. 

**BEDROOM** **THREE** **10' 5" x 9' 2" (3.18m x 2.79m)** Third sizable double bedroom with carpet fitted flooring throughout, one radiator and double glazed window looking to the rear of the house. 

**EXTERIOR** **** When approaching the property you will be greeted by the well maintained front lawn space and mature shrubbery, with a paved footpath leading to the front door, and joining to the paved driveway to the right side of the house in front of the single garage.

To the rear of the property you will find the private and enclosed rear garden consisting of the large lawn space in the centre with mature shrubbery and trees on the outlines, along with the patio space accessed via the external doors from the lounge/diner, creating the perfect opportunity to entertain family and friends. 

**AGENTS** **NOTE** **** Minors and Brady have been informed by the owner that the property will be sold freehold and is connected to the mains electricity, water and drainage with oil central heating and double glazing throughout.

Council Tax Band C 

**** **** DISCLAIMER: We endeavour to make our adverts accurate and correct, and ask our sellers to approve these details prior to going to market, however these do not form any part of a contract and any buyers are advised to check the details upon viewing, including any specifications, sizes and what's included on their fixtures and fittings forms when purchasing. 

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/115138733/327957) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/115138733/327958) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 SPINNEY CLOSE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4TB | £265,000 | 03/03/2023 | 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 |
|---------|-------|------|------|
| 9 ASHLEY ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BS | £297,600 | 22/08/2023 | Detached |
| 5 BIRCH AVENUE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4JP | £305,000 | 02/06/2023 | Detached |
| 22 OAKLAND DRIVE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4EY | £310,000 | 16/12/2022 | Detached |
| 2 GORSE VIEW, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4DN | £265,000 | 12/12/2022 | Detached |
| 7 BIRCH AVENUE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4JP | £255,000 | 09/12/2022 | Detached |
| 12 WOOD DRIVE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4PW | £250,000 | 16/09/2022 | Detached |
| [Same street] 4 SPINNEY CLOSE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4TB | £255,950 | 05/09/2022 | Semi-detached |
| 51 ELMHAM ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BW | £475,000 | 02/09/2022 | Detached |
| 4 OAKLAND DRIVE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4EY | £322,000 | 29/04/2022 | Detached |
| 8 MAPLE CLOSE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4TA | £270,000 | 11/04/2022 | Detached |
| 17 ASHLEY ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BS | £315,000 | 11/03/2022 | Detached |
| 33 BEECH ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4EZ | £270,000 | 02/03/2022 | Detached |
| 10 FAKENHAM ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BJ | £445,000 | 28/01/2022 | Detached |
| 15 WOOD DRIVE, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4PW | £290,000 | 15/11/2021 | Detached |
| 49 ELMHAM ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BW | £775,000 | 12/11/2021 | Detached |
| 4 THE PADDOCKS, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BU | £450,000 | 30/09/2021 | Detached |
| 3 BEETLEY MEADOWS, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4UU | £580,000 | 28/06/2021 | Detached |
| 47 ELMHAM ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4BW | £480,000 | 15/06/2021 | Detached |
| 34 BEECH ROAD, BEETLEY, DEREHAM, BRECKLAND, NORFOLK, NR20 4HR | £390,000 | 14/06/2021 | Detached |

**Street average:** £255,950 (1 sale)
**Area average:** £374,700 (18 sales)

## Price vs local average

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

- **Local average:** £513,467 (38 Detached, NR20, 2024–2026)
- **Deviation:** -51.3%

## 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 Semi-Detached House, Oaklands Drive, NR20 | £1,200/mo | 3 | 0.13 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £70/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*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:** £2,941/m²

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** 54.1%

## 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)