WILLOW TREES, SUTTON ROAD, HICKLING, NORWICH, NR12 0AS - £400,000

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

WILLOW TREES is a large detached house of 158m², built sometime between 1967 and 1975, which could now be worth an estimated £680,885. It was last sold for £400,000 in October 2013, which was around 62% above the average October 2013 detached price in the North Norfolk local authority area. The most recent EPC inspection was June 2014, where the current energy rating was E, and the potential energy rating was C.

WILLOW TREES Sold Prices

Land registry data shows two sales for WILLOW TREES 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. Both of the two WILLOW TREES 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
2013 25 OCT	£400,000	£247,257	62% above HPI
1996 27 SEP	£105,000	£69,723	51% above HPI

WILLOW TREES 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 WILLOW TREES sales from September 1996 and October 2013 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 September 1996 sale was for 51% above the HPI. So the extrapolation line tracks at 51% above the HPI over time, until the October 2013 sale, where it rises to 62% above the HPI. The line then continues to track at 62% above the HPI.

What might WILLOW TREES be worth now?

WILLOW TREES might now be worth an estimated £680,885.

This is based on house price inflation of 70.2%, between October 2013 and December 2024, 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 70.2% inflationary increase is applied to the most recent sale price for WILLOW TREES of £400,000 on 25th October 2013. For the value to have increased from £400,000 to £680,885 over the ten years and ten months to December 2024, the following assumptions must hold true:

• The value of WILLOW TREES has moved in line with the HPI for detached houses in the North Norfolk local authority area.
• The October 2013 sale price of £400,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW TREES has not materially changed since October 2013.

How Large is WILLOW TREES?

WILLOW TREES is 158m² according to the EPC inspection conducted in June 2014. This puts it in the largest 30% of detached houses houses in Hickling, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hickling, and where WILLOW TREES lies on this distribution: 76% of detached houses houses are smaller than WILLOW TREES, and 23% of houses are larger. Note that EPC data is not available for all properties in Hickling.

WILLOW TREES: Plot and Title Map

WILLOW TREES sits on a plot of roughly 0.378 of an acre, or 1,530m². The below map shows the location of WILLOW TREES, 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 TREES). 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 TREES?

WILLOW TREES is located on SUTTON ROAD in HICKLING, in the NR12 postcode district. The below map shows the position of WILLOW TREES on SUTTON ROAD.