COOT COTTAGE, FERRY COTT LANE, HORNING, NORWICH, NR12 8PP - £415,000

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.

COOT COTTAGE is a very small detached house of 76m², built sometime between 1983 and 1990, which could now be worth an estimated £520,776. It was last sold for £415,000 in February 2018, which was around 21% above the average February 2018 detached price in the North Norfolk local authority area. The most recent EPC inspection was August 2022, where the current energy rating was C, and the potential energy rating was B.

COOT COTTAGE Sold Prices

Land registry data shows five sales for COOT COTTAGE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the North Norfolk local authority area for the corresponding sale date. All of the five COOT COTTAGE sales were for above 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
2018 1 FEB	£415,000	£343,313	21% above HPI
2017 12 JAN	£415,000	£316,328	31% above HPI
2008 9 MAY	£274,000	£248,309	10% above HPI
2001 30 APR	£120,000	£116,928	3% above HPI
1999 16 JUL	£100,000	£85,583	17% above HPI

COOT COTTAGE 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 five COOT COTTAGE sales between July 1999 and February 2018 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 January 2017 sale was for 31% above the HPI. So the extrapolation line tracks at 31% above the HPI over time, until the February 2018 sale, where it falls to 21% above the HPI. The line then continues to track at 21% above the HPI.

What might COOT COTTAGE be worth now?

COOT COTTAGE might now be worth an estimated £520,776.

This is based on house price inflation of 25.5%, between February 2018 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 25.5% inflationary increase is applied to the most recent sale price for COOT COTTAGE of £415,000 on 1st February 2018. For the value to have increased from £415,000 to £520,776 over the seven years to February 2025, the following assumptions must hold true:

• The value of COOT COTTAGE has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The February 2018 sale price of £415,000 represented a fair market value for the property.
• The size, condition, and specification of COOT COTTAGE has not materially changed since February 2018.

How Large is COOT COTTAGE?

COOT COTTAGE is 76m² according to the EPC inspection conducted in August 2022. This puts it in the smallest 10% 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 COOT COTTAGE lies on this distribution: 9% of detached houses houses are smaller than COOT COTTAGE, and 91% of houses are larger. Note that EPC data is not available for all properties in Horning.

COOT COTTAGE: Plot and Title Map

COOT COTTAGE sits on a plot of roughly 0.091 of an acre, or 370m². The below map shows the location of COOT COTTAGE, 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 COOT COTTAGE). 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 COOT COTTAGE?

COOT COTTAGE is located on FERRY COTT LANE in HORNING, in the NR12 postcode district. The below map shows the position of COOT COTTAGE on FERRY COTT LANE.