HEDGEHOG COTTAGE, ELSING ROAD, LYNG, NORWICH, NR9 5RR - £620,000

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

HEDGEHOG COTTAGE is a very large extended detached house of 182m², built sometime between 2007 and 2011, which could now be worth an estimated £645,051. It was last sold for £620,000 in August 2024, which was around 75% above the average August 2024 detached price in the Breckland local authority area. The most recent EPC inspection was April 2024, where the current energy rating was C, and the potential energy rating was B.

HEDGEHOG COTTAGE Sold Prices

Land registry data shows two sales for HEDGEHOG 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 Breckland local authority area for the corresponding sale date. One of the two HEDGEHOG 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
2024 9 AUG	£620,000	£353,614	75% above HPI
2010 15 MAR	£120,000	£212,895	44% below HPI

HEDGEHOG COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two HEDGEHOG COTTAGE sales from March 2010 and August 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 March 2010 sale was for 44% below the HPI. So the extrapolation line tracks at 44% below the HPI over time, until the August 2024 sale, where it rises to 75% above the HPI. The line then continues to track at 75% above the HPI.

What might HEDGEHOG COTTAGE be worth now?

HEDGEHOG COTTAGE might now be worth an estimated £645,051.

This is based on house price inflation of 4%, between August 2024 and December 2024, for detached houses, in the Breckland local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4% inflationary increase is applied to the most recent sale price for HEDGEHOG COTTAGE of £620,000 on 9th August 2024. For the value to have increased from £620,000 to £645,051 over the eight months to December 2024, the following assumptions must hold true:

• The value of HEDGEHOG COTTAGE has moved in line with the HPI for detached houses in the Breckland local authority area.
• The August 2024 sale price of £620,000 represented a fair market value for the property.
• The size, condition, and specification of HEDGEHOG COTTAGE has not materially changed since August 2024.

How Large is HEDGEHOG COTTAGE?

HEDGEHOG COTTAGE is 182m², which includes two extensions, according to the EPC inspection conducted in April 2024. This puts it in the largest 20% of detached houses houses in Lyng, based on EPC data. The below chart shows the distribution of detached houses houses by size in Lyng, and where HEDGEHOG COTTAGE lies on this distribution: 86% of detached houses houses are smaller than HEDGEHOG COTTAGE, and 14% of houses are larger. Note that EPC data is not available for all properties in Lyng.

HEDGEHOG COTTAGE: Plot and Title Map

HEDGEHOG COTTAGE sits on a plot of roughly 0.261 of an acre, or 1,056m². The below map shows the location of HEDGEHOG 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 HEDGEHOG 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 HEDGEHOG COTTAGE?

HEDGEHOG COTTAGE is located on ELSING ROAD in LYNG, in the NR9 postcode district. The below map shows the position of HEDGEHOG COTTAGE on ELSING ROAD.