THE WILLOWS, FRETTENHAM ROAD, FRETTENHAM, NORWICH, NR12 7LZ - £785,000

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

THE WILLOWS is a very large extended detached house of 435m², which could now be worth an estimated £984,900. It was last sold for £785,000 in May 2018, which was around 133% above the average May 2018 detached price in the Broadland local authority area. The most recent EPC inspection was June 2017, where the current energy rating was C, and the potential energy rating was B.

THE WILLOWS Sold Prices

Land registry data shows three sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Broadland local authority area for the corresponding sale date. All of the three THE WILLOWS 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 4 MAY	£785,000	£337,581	133% above HPI
2012 9 NOV	£285,000	£243,348	17% above HPI
2009 13 AUG	£305,000	£221,717	38% above HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Broadland local authority area over time, sourced from the HPI. The three THE WILLOWS sales between August 2009 and May 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 November 2012 sale was for 17% above the HPI. So the extrapolation line tracks at 17% above the HPI over time, until the May 2018 sale, where it rises to 133% above the HPI. The line then continues to track at 133% above the HPI.

What might THE WILLOWS be worth now?

THE WILLOWS might now be worth an estimated £984,900.

This is based on house price inflation of 25.5%, between May 2018 and February 2025, for detached houses, in the Broadland 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 THE WILLOWS of £785,000 on 4th May 2018. For the value to have increased from £785,000 to £984,900 over the seven years and three months to February 2025, the following assumptions must hold true:

• The value of THE WILLOWS has moved in line with the HPI for detached houses in the Broadland local authority area.
• The May 2018 sale price of £785,000 represented a fair market value for the property.
• The size, condition, and specification of THE WILLOWS has not materially changed since May 2018.

How Large is THE WILLOWS?

THE WILLOWS is 435m², which includes one extension, according to the EPC inspection conducted in June 2017. This puts it in the largest 10% of detached houses houses in Frettenham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Frettenham, and where THE WILLOWS lies on this distribution: More than 99% of detached houses houses are smaller than THE WILLOWS, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Frettenham.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.815 of an acre, or 3,298m². The below map shows the location of THE WILLOWS, 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 THE WILLOWS). 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 THE WILLOWS?

THE WILLOWS is located on FRETTENHAM ROAD in FRETTENHAM, in the NR12 postcode district. The below map shows the position of THE WILLOWS on FRETTENHAM ROAD.