COBWEBS, BEECH ROAD, WROXHAM, NORWICH, NR12 8TP - £570,000

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.

COBWEBS is a very large extended detached house of 449m², built sometime between 1930 and 1949, which could now be worth an estimated £940,843. It was last sold for £570,000 in November 2007, which was around 122% above the average November 2007 detached price in the Broadland local authority area. The most recent EPC inspection was April 2022, where the current energy rating was D, and the potential energy rating was C.

COBWEBS Sold Prices

Land registry data shows two sales for COBWEBS 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. Both of the two COBWEBS 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
2007 2 NOV	£570,000	£256,601	122% above HPI
2007 17 AUG	£687,500	£261,354	163% above HPI

COBWEBS 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 COBWEBS sales from August 2007 and November 2007 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 August 2007 sale was for 163% above the HPI. So the extrapolation line tracks at 163% above the HPI over time, until the November 2007 sale, where it falls to 122% above the HPI. The line then continues to track at 122% above the HPI.

What might COBWEBS be worth now?

COBWEBS might now be worth an estimated £940,843.

This is based on house price inflation of 65.1%, between November 2007 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 65.1% inflationary increase is applied to the most recent sale price for COBWEBS of £570,000 on 2nd November 2007. For the value to have increased from £570,000 to £940,843 over the eighteen years and nine months to February 2025, the following assumptions must hold true:

• The value of COBWEBS has moved in line with the HPI for detached houses in the Broadland local authority area.
• The November 2007 sale price of £570,000 represented a fair market value for the property.
• The size, condition, and specification of COBWEBS has not materially changed since November 2007.

How Large is COBWEBS?

COBWEBS is 449m², which includes three extensions, according to the EPC inspection conducted in April 2022. This puts it in the largest 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 COBWEBS lies on this distribution: 98% of detached houses houses are smaller than COBWEBS, and 2% of houses are larger. Note that EPC data is not available for all properties in Wroxham.

COBWEBS: Plot and Title Map

COBWEBS sits on a plot of roughly 0.462 of an acre, or 1,871m². The below map shows the location of COBWEBS, 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 COBWEBS). 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 COBWEBS?

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