21, BROADWATER WAY, HORNING, NORWICH, NR12 8LG - £280,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

21 BROADWATER WAY is a small extended detached house of 92m², built sometime between 1967 and 1975, which could now be worth an estimated £377,321. It was last sold for £280,000 in September 2016, which was around 10% below the average September 2016 detached price in the North Norfolk local authority area. The most recent EPC inspection was August 2012, where the current energy rating was D, and the potential energy rating was B.

21 BROADWATER WAY Sold Prices

Land registry data shows three sales for 21 BROADWATER WAY since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the North Norfolk local authority area for the corresponding sale date. All of the three 21 BROADWATER WAY sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2016 20 SEP	£280,000	£312,327	10% below HPI
2013 8 FEB	£200,000	£240,893	17% below HPI
2003 1 MAY	£160,000	£171,125	7% below HPI

21 BROADWATER WAY Price Paid vs. HPI Average

The below graph shows the average detached house price in the North Norfolk local authority area over time, sourced from the HPI. The three 21 BROADWATER WAY sales between May 2003 and September 2016 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the February 2013 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the September 2016 sale, where it rises to 10% below the HPI. The line then continues to track at 10% below the HPI.

What might 21 BROADWATER WAY be worth now?

21 BROADWATER WAY might now be worth an estimated £377,321.

This is based on house price inflation of 34.8%, between September 2016 and December 2024, for detached houses, in the North Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 34.8% inflationary increase is applied to the most recent sale price for 21 BROADWATER WAY of £280,000 on 20th September 2016. For the value to have increased from £280,000 to £377,321 over the seven years and nine months to December 2024, the following assumptions must hold true:

• The value of 21 BROADWATER WAY has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The September 2016 sale price of £280,000 represented a fair market value for the property.
• The size, condition, and specification of 21 BROADWATER WAY has not materially changed since September 2016.

How Large is 21 BROADWATER WAY?

21 BROADWATER WAY is 92m², which includes two extensions, according to the EPC inspection conducted in August 2012. This puts it in the smallest 30% of detached houses houses in Horning, based on EPC data. The below chart shows the distribution of detached houses houses by size in Horning, and where 21 BROADWATER WAY lies on this distribution: 21% of detached houses houses are smaller than 21 BROADWATER WAY, and 78% of houses are larger. Note that EPC data is not available for all properties in Horning.

21 BROADWATER WAY: Plot and Title Map

21 BROADWATER WAY sits on a plot of roughly 0.124 of an acre, or 502m². The below map shows the location of 21 BROADWATER WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 21 BROADWATER WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 21 BROADWATER WAY?

21 BROADWATER WAY is located in HORNING, in the NR12 postcode district. The below map shows the position of No. 21 on BROADWATER WAY.