DUTCH COTTAGE, FERRY ROAD, HORNING, NORWICH, NR12 8PS - £450,000

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.

DUTCH COTTAGE is a very small extended detached house of 52m², built sometime between 1930 and 1949, which could now be worth an estimated £496,981. It was last sold for £450,000 in June 2021, which was around 15% above the average June 2021 detached price in the North Norfolk local authority area. The most recent EPC inspection was April 2011, where the current energy rating was G, and the potential energy rating was F.

DUTCH COTTAGE Sold Prices

Land registry data shows two sales for DUTCH COTTAGE 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. One of the two DUTCH COTTAGE sales was for above the average price, whilst the other was 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
2021 4 JUN	£450,000	£390,091	15% above HPI
2017 5 JUL	£315,000	£326,409	3% below HPI

DUTCH 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 two DUTCH COTTAGE sales from July 2017 and June 2021 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 July 2017 sale was for 3% below the HPI. So the extrapolation line tracks at 3% below the HPI over time, until the June 2021 sale, where it rises to 15% above the HPI. The line then continues to track at 15% above the HPI.

What might DUTCH COTTAGE be worth now?

DUTCH COTTAGE might now be worth an estimated £496,981.

This is based on house price inflation of 10.4%, between June 2021 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 10.4% inflationary increase is applied to the most recent sale price for DUTCH COTTAGE of £450,000 on 4th June 2021. For the value to have increased from £450,000 to £496,981 over the four years and four months to February 2025, the following assumptions must hold true:

• The value of DUTCH COTTAGE has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The June 2021 sale price of £450,000 represented a fair market value for the property.
• The size, condition, and specification of DUTCH COTTAGE has not materially changed since June 2021.

How Large is DUTCH COTTAGE?

DUTCH COTTAGE is 52m², which includes one extension, according to the EPC inspection conducted in April 2011. 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 DUTCH COTTAGE lies on this distribution: 1% of detached houses houses are smaller than DUTCH COTTAGE, and 99% of houses are larger. Note that EPC data is not available for all properties in Horning.

DUTCH COTTAGE: Plot and Title Map

DUTCH COTTAGE sits on a plot of roughly 0.218 of an acre, or 882m². The below map shows the location of DUTCH 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 DUTCH 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 DUTCH COTTAGE?

DUTCH COTTAGE is located on FERRY ROAD in HORNING, in the NR12 postcode district. The below map shows the position of DUTCH COTTAGE on FERRY ROAD.