4, BLACKSMITHS LANE, HINDRINGHAM, FAKENHAM, NR21 0QB - £298,500

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

4 BLACKSMITHS LANE is a small detached house of 103m², built sometime between 1967 and 1975, which could now be worth an estimated £379,139. It was last sold for £298,500 in October 2017, which was around 12% below the average October 2017 detached price in the North Norfolk local authority area. The most recent EPC inspection was October 2016, where the current energy rating was E, and the potential energy rating was C.

4 BLACKSMITHS LANE Sold Prices

Land registry data shows two sales for 4 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 4 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
2017 30 OCT	£298,500	£339,187	12% below HPI
2007 23 NOV	£210,000	£266,710	21% below HPI

4 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 4 BLACKSMITHS LANE sales from November 2007 and October 2017 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 November 2007 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the October 2017 sale, where it rises to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might 4 BLACKSMITHS LANE be worth now?

4 BLACKSMITHS LANE might now be worth an estimated £379,139.

This is based on house price inflation of 27%, between October 2017 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 27% inflationary increase is applied to the most recent sale price for 4 BLACKSMITHS LANE of £298,500 on 30th October 2017. For the value to have increased from £298,500 to £379,139 over the eight years and eight months to February 2025, the following assumptions must hold true:

• The value of 4 BLACKSMITHS LANE has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The October 2017 sale price of £298,500 represented a fair market value for the property.
• The size, condition, and specification of 4 BLACKSMITHS LANE has not materially changed since October 2017.

How Large is 4 BLACKSMITHS LANE?

4 BLACKSMITHS LANE is 103m² according to the EPC inspection conducted in October 2016. This puts it in the smallest 30% 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 4 BLACKSMITHS LANE lies on this distribution: 25% of detached houses houses are smaller than 4 BLACKSMITHS LANE, and 75% of houses are larger. Note that EPC data is not available for all properties in Hindringham.

4 BLACKSMITHS LANE: Plot and Title Map

4 BLACKSMITHS LANE sits on a plot of roughly 0.199 of an acre, or 806m². The below map shows the location of 4 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 4 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 4 BLACKSMITHS LANE?

4 BLACKSMITHS LANE is located in HINDRINGHAM, in the NR21 postcode district. The below map shows the position of No. 4 on BLACKSMITHS LANE.