SPRUCEDALE, MILL ROAD, BARNHAM BROOM, NORWICH, NR9 4DE - £432,500

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.

SPRUCEDALE is a large extended detached house of 136m², built sometime between 1983 and 1990, which could now be worth an estimated £467,493. It was last sold for £432,500 in February 2022, which was around 6% above the average February 2022 detached price in the South Norfolk local authority area. The most recent EPC inspection was November 2021, where the current energy rating was D, and the potential energy rating was C.

SPRUCEDALE Sold Prices

Land registry data shows two sales for SPRUCEDALE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the South Norfolk local authority area for the corresponding sale date. One of the two SPRUCEDALE 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
2022 25 FEB	£432,500	£407,153	6% above HPI
2014 11 JUL	£250,000	£274,579	9% below HPI

SPRUCEDALE Price Paid vs. HPI Average

The below graph shows the average detached house price in the South Norfolk local authority area over time, sourced from the HPI. The two SPRUCEDALE sales from July 2014 and February 2022 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 2014 sale was for 9% below the HPI. So the extrapolation line tracks at 9% below the HPI over time, until the February 2022 sale, where it rises to 6% above the HPI. The line then continues to track at 6% above the HPI.

What might SPRUCEDALE be worth now?

SPRUCEDALE might now be worth an estimated £467,493.

This is based on house price inflation of 8.1%, between February 2022 and February 2025, for detached houses, in the South Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 8.1% inflationary increase is applied to the most recent sale price for SPRUCEDALE of £432,500 on 25th February 2022. For the value to have increased from £432,500 to £467,493 over the three years to February 2025, the following assumptions must hold true:

• The value of SPRUCEDALE has moved in line with the HPI for detached houses in the South Norfolk local authority area.
• The February 2022 sale price of £432,500 represented a fair market value for the property.
• The size, condition, and specification of SPRUCEDALE has not materially changed since February 2022.

How Large is SPRUCEDALE?

SPRUCEDALE is 136m², which includes one extension, according to the EPC inspection conducted in November 2021. This puts it in the largest 40% of detached houses houses in Barnham Broom, based on EPC data. The below chart shows the distribution of detached houses houses by size in Barnham Broom, and where SPRUCEDALE lies on this distribution: 60% of detached houses houses are smaller than SPRUCEDALE, and 40% of houses are larger. Note that EPC data is not available for all properties in Barnham Broom.

SPRUCEDALE: Plot and Title Map

SPRUCEDALE sits on a plot of roughly 0.135 of an acre, or 547m². The below map shows the location of SPRUCEDALE, 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 SPRUCEDALE). 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 SPRUCEDALE?

SPRUCEDALE is located on MILL ROAD in BARNHAM BROOM, in the NR9 postcode district. The below map shows the position of SPRUCEDALE on MILL ROAD.