3, BLACKSMITHS LANE, HAPPISBURGH, NORWICH, NR12 0QT - £275,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

3 BLACKSMITHS LANE is a very small detached house of 78m², built sometime between 1976 and 1982, which could now be worth an estimated £284,725. It was last sold for £275,000 in November 2024, which was around 34% below the average November 2024 detached price in the North Norfolk local authority area. The most recent EPC inspection was March 2024, where the current energy rating was D, and the potential energy rating was B.

3 BLACKSMITHS LANE Sold Prices

Land registry data shows two sales for 3 BLACKSMITHS LANE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the North Norfolk local authority area for the corresponding sale date. Both of the two 3 BLACKSMITHS LANE 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
2024 25 NOV	£275,000	£416,102	34% below HPI
2001 5 DEC	£93,000	£134,586	31% below HPI

3 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 two 3 BLACKSMITHS LANE sales from December 2001 and November 2024 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 December 2001 sale was for 31% below the HPI. So the extrapolation line tracks at 31% below the HPI over time, until the November 2024 sale, where it falls to 34% below the HPI. The line then continues to track at 34% below the HPI.

What might 3 BLACKSMITHS LANE be worth now?

3 BLACKSMITHS LANE might now be worth an estimated £284,725.

This is based on house price inflation of 3.5%, between November 2024 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 3.5% inflationary increase is applied to the most recent sale price for 3 BLACKSMITHS LANE of £275,000 on 25th November 2024. For the value to have increased from £275,000 to £284,725 over the one year and nine months to February 2025, the following assumptions must hold true:

• The value of 3 BLACKSMITHS LANE has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The November 2024 sale price of £275,000 represented a fair market value for the property.
• The size, condition, and specification of 3 BLACKSMITHS LANE has not materially changed since November 2024.

How Large is 3 BLACKSMITHS LANE?

3 BLACKSMITHS LANE is 78m² according to the EPC inspection conducted in March 2024. This puts it in the smallest 20% of detached houses houses in Happisburgh, based on EPC data. The below chart shows the distribution of detached houses houses by size in Happisburgh, and where 3 BLACKSMITHS LANE lies on this distribution: 20% of detached houses houses are smaller than 3 BLACKSMITHS LANE, and 79% of houses are larger. Note that EPC data is not available for all properties in Happisburgh.

3 BLACKSMITHS LANE: Plot and Title Map

3 BLACKSMITHS LANE sits on a plot of roughly 0.103 of an acre, or 418m². The below map shows the location of 3 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 3 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 3 BLACKSMITHS LANE?

3 BLACKSMITHS LANE is located in HAPPISBURGH, in the NR12 postcode district. The below map shows the position of No. 3 on BLACKSMITHS LANE.