THE WILLOWS, GARBOLDISHAM ROAD, EAST HARLING, NORWICH, NR16 2PT - £222,500

THE WILLOWS is a large extended detached house of 135m², built sometime between 1996 and 2002. It was last sold for £222,500 in April 2013, which was around 9% above the average April 2013 detached price in the Breckland local authority area. The most recent EPC inspection was March 2013, where the current energy rating was D, and the potential energy rating was C.

THE WILLOWS Sold Prices

Land registry data shows two sales for THE WILLOWS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Breckland local authority area for the corresponding sale date. One of the two THE WILLOWS 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
2013 29 APR	£222,500	£204,082	9% above HPI
2004 29 OCT	£186,500	£193,454	4% below HPI

THE WILLOWS Price Paid vs. HPI Average

The below graph shows the average detached house price in the Breckland local authority area over time, sourced from the HPI. The two THE WILLOWS sales from October 2004 and April 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 October 2004 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the April 2013 sale, where it rises to 9% above the HPI. The line then continues to track at 9% above the HPI.

How Large is THE WILLOWS?

THE WILLOWS is 135m², which includes two extensions, according to the EPC inspection conducted in March 2013. This puts it in the largest 30% of detached houses in East Harling, based on EPC data. The below chart shows the distribution of detached houses by size in East Harling, and where THE WILLOWS lies on this distribution: 71% of detached houses are smaller than THE WILLOWS, and 29% of houses are larger. Note that EPC data is not available for all properties in East Harling.

THE WILLOWS: Plot and Title Map

THE WILLOWS sits on a plot of roughly 0.131 of an acre, or 530m². 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 GARBOLDISHAM ROAD in EAST HARLING, in the NR16 postcode district. The below map shows the position of THE WILLOWS on GARBOLDISHAM ROAD.