23, BLACKSMITHS LANE, HINDRINGHAM, FAKENHAM, NR21 0QB - £387,555

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

23 BLACKSMITHS LANE is a midsized extended detached house of 123m², built sometime between 1900 and 1929, which could now be worth an estimated £432,400. It was last sold for £387,555 in December 2020, which was about the average December 2020 detached price in the North Norfolk local authority area. The most recent EPC inspection was March 2022, where the current energy rating was D, and the potential energy rating was B.

23 BLACKSMITHS LANE Sold Prices

Land registry data shows three sales for 23 BLACKSMITHS LANE 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. The three 23 BLACKSMITHS LANE sales were a mix of roughly equal to the average price, above the average price, and 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
2020 18 DEC	£387,555	£386,136	Close to HPI
2005 26 AUG	£249,950	£229,399	9% above HPI
1999 30 JUN	£77,000	£86,097	11% below HPI

23 BLACKSMITHS LANE 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 23 BLACKSMITHS LANE sales between June 1999 and December 2020 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 August 2005 sale was for 9% above the HPI. So the extrapolation line tracks at 9% above the HPI over time, until the December 2020 sale, where it falls to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 23 BLACKSMITHS LANE be worth now?

23 BLACKSMITHS LANE might now be worth an estimated £432,400.

This is based on house price inflation of 11.6%, between December 2020 and February 2025, 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 11.6% inflationary increase is applied to the most recent sale price for 23 BLACKSMITHS LANE of £387,555 on 18th December 2020. For the value to have increased from £387,555 to £432,400 over the five years and ten months to February 2025, the following assumptions must hold true:

• The value of 23 BLACKSMITHS LANE has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The December 2020 sale price of £387,555 represented a fair market value for the property.
• The size, condition, and specification of 23 BLACKSMITHS LANE has not materially changed since December 2020.

How Large is 23 BLACKSMITHS LANE?

23 BLACKSMITHS LANE is 123m², which includes one extension, according to the EPC inspection conducted in March 2022. This puts it in the smallest 50% of detached houses houses in Hindringham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hindringham, and where 23 BLACKSMITHS LANE lies on this distribution: 43% of detached houses houses are smaller than 23 BLACKSMITHS LANE, and 58% of houses are larger. Note that EPC data is not available for all properties in Hindringham.

23 BLACKSMITHS LANE: Plot and Title Map

23 BLACKSMITHS LANE sits on a plot of roughly 0.313 of an acre, or 1,265m². The below map shows the location of 23 BLACKSMITHS LANE, 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 23 BLACKSMITHS LANE). 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 23 BLACKSMITHS LANE?

23 BLACKSMITHS LANE is located in HINDRINGHAM, in the NR21 postcode district. The below map shows the position of No. 23 on BLACKSMITHS LANE.