WILLOW BEND, BEECH ROAD, WROXHAM, NORWICH, NR12 8TP - £259,950

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

WILLOW BEND is a very small detached house of 47m², built sometime between 1900 and 1929, which could now be worth an estimated £472,185. It was last sold for £259,950 in December 2011, which was around 10% above the average December 2011 detached price in the Broadland local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was D.

WILLOW BEND Sold Prices

Land registry data shows two sales for WILLOW BEND since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Broadland local authority area for the corresponding sale date. One of the two WILLOW BEND 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
2011 6 DEC	£259,950	£236,342	10% above HPI
1997 10 JAN	£75,000	£76,260	2% below HPI

WILLOW BEND 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 two WILLOW BEND sales from January 1997 and December 2011 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 1997 sale was for 2% below the HPI. So the extrapolation line tracks at 2% below the HPI over time, until the December 2011 sale, where it rises to 10% above the HPI. The line then continues to track at 10% above the HPI.

What might WILLOW BEND be worth now?

WILLOW BEND might now be worth an estimated £472,185.

This is based on house price inflation of 81.6%, between December 2011 and December 2024, 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 81.6% inflationary increase is applied to the most recent sale price for WILLOW BEND of £259,950 on 6th December 2011. For the value to have increased from £259,950 to £472,185 over the thirteen years to December 2024, the following assumptions must hold true:

• The value of WILLOW BEND has moved in line with the HPI for detached houses in the Broadland local authority area.
• The December 2011 sale price of £259,950 represented a fair market value for the property.
• The size, condition, and specification of WILLOW BEND has not materially changed since December 2011.

How Large is WILLOW BEND?

WILLOW BEND is 47m² according to the EPC inspection conducted in September 2011. This puts it in the smallest 10% of detached houses houses in Wroxham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Wroxham, and where WILLOW BEND lies on this distribution: Less than 1% of detached houses houses are smaller than WILLOW BEND, and more than 99% of houses are larger. Note that EPC data is not available for all properties in Wroxham.

WILLOW BEND: Plot and Title Map

WILLOW BEND sits on a plot of roughly 0.084 of an acre, or 338m². The below map shows the location of WILLOW BEND, 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 WILLOW BEND). 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 WILLOW BEND?

WILLOW BEND is located on BEECH ROAD in WROXHAM, in the NR12 postcode district. The below map shows the position of WILLOW BEND on BEECH ROAD.