# 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)