Sold STC Detached

Puddle Berry Lodge

BILLINGFORD ROAD, DEREHAM, NORTH ELMHAM, NORFOLK NR20 5HJ

5 beds Listed 2 Jun 2004 (-8095d)

£495,000

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# 5 bedroom detached house for sale (NR20 5HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | PUDDLE BERRY LODGE, BILLINGFORD ROAD, DEREHAM, NORTH ELMHAM, NORFOLK NR20 5HJ |
| Price | £495,000 |
| Bedrooms | 5 |
| Last sold | £490,000 Nov 2004 |

## Description

Situated on the edge of the mid-Norfolk village of North Elmham this five bedroom, five reception room offers generous accommodation in gardens of approximately one acre.  Accommodation includes 'farmhouse' kitchen, conservatory and snooker room.

## Property Photos

- ![Photo](/listings/photos/3195484/1647028)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PUDDLE BERRY LODGE BILLINGFORD ROAD, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HJ | £490,000 | 30/11/2004 | Detached |
| PUDDLE BERRY LODGE BILLINGFORD ROAD, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HJ | £285,000 | 21/08/1998 | 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 |
|---------|-------|------|------|
| 10 WENSUM DRIVE, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HL | £263,000 | 05/08/2022 | Detached |
| ALVERSTONE CHURCH ROAD, WORTHING, DEREHAM, BRECKLAND, NORFOLK, NR20 5HR | £706,250 | 11/04/2022 | Detached |
| MILLFIELD BILLINGFORD ROAD, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HW | £350,000 | 15/02/2022 | Detached |

**Area average:** £439,750 (3 sales)

## Price vs local average

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

- **Local average:** £511,794 (40 Detached, NR20, 2024–2026)
- **Deviation:** -3.3%

## Rental Range

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

- **Low:** £831/mo
- **Realistic:** £923/mo
- **Optimistic:** £1,015/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,147/mo

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £115,375
- **Target investor price (1%):** £92,300

*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.*

- **5y growth:** 0.1%
- **10y growth:** 68%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.3%
- **5y growth (index):** 16.1%
- **10y growth (index):** 43.4%

## 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

Last sold

£490,000 Nov 2004

Local average

£511,794 (-3.3%)

Deprivation

Decile 6 (18,663 of 33,755)

Street crime

8 incidents within 1 mile (May 2026)

Key features

Family home
'Farmhouse' kitchen
Garage block
Snooker room
One acre

Description

Situated on the edge of the mid-Norfolk village of North Elmham this five bedroom, five reception room offers generous accommodation in gardens of approximately one acre. Accommodation includes 'farmhouse' kitchen, conservatory and snooker room.

Listed by

Norwich

Countrywide UK Sales - Connells

Reference: 3195484

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Annexe Puddle Berry Lodge, Billingford Road, North Elmham, DEREHAM	61	65	37 m²	England and Wales: 1991-1995	Flat
Sunny Oaks, Billingford Road, North Elmham, DEREHAM	103	113	258 m²	—	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

72% since 1998

Event	Date	Price	% change
Sold	30/11/2004 (21 years ago)	£490,000	+71.9%
Sold	21/08/1998 (27 years ago)	£285,000	—

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
10 WENSUM DRIVE, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HL	£263,000	05/08/2022	Detached
ALVERSTONE CHURCH ROAD, WORTHING, DEREHAM, BRECKLAND, NORFOLK, NR20 5HR	£706,250	11/04/2022	Detached
MILLFIELD BILLINGFORD ROAD, NORTH ELMHAM, DEREHAM, BRECKLAND, NORFOLK, NR20 5HW	£350,000	15/02/2022	Detached

Area average: £439,750 (3 sales)

Capital growth trend

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

5y growth 0.1%

10y growth 68%

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

1y (index) 3.3%

5y (index) 16.1%

10y (index) 43.4%

Rental Range

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

Low £831/mo

Realistic £923/mo

Optimistic £1,015/mo

Based on Local Authority from postcode lookup → Breckland.

LHA (30th percentile) floor for Central Norfolk & Norwich: £1,147/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NR20 5HJ

Address

Billingford Road

Nearby

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

Type	Name	Distance
Bus stop	Old Rail Station	0.4 miles
Shop	Inspire	2.4 miles
Shop	Gressenhall Farm Shop	2.9 miles
Hospital	Dereham Hospital	3.7 miles
Train station	Dereham	4.4 miles
Train station	Yaxham	6.2 miles
University	Easton College	10.8 miles

Street-level crime

Category	Count
Violence and sexual offences	4
Burglary	1
Criminal damage and arson	1
Other crime	1
Public order	1
Total incidents	8

Within 1 mile during May 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
North Elmham Church of England Primary Academy	Primary	1.0 miles	Requires improvement — 1 Mar 2023
Swanton Morley VC Primary School	Primary	2.1 miles	Good — 21 Oct 2014
St Mary's Community Primary School, Beetley	Primary	2.2 miles	Requires improvement — 16 Nov 2023
Bawdeswell Community Primary School	Primary	2.7 miles	Good — 17 Mar 2024
Foulsham Primary School Academy	Primary	3.5 miles	Good — 23 Jun 2020

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.19%

Max investor price (0.8%) £115,375

Target investor price (1%) £92,300

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).

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