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Get startedCookes Cottage is a four-bedroom detached house in Brandiston, Norwich, Norwich (NR10 4PF). It has a recorded floor area of 259 m² (around 2788 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (May 2025) shows a C (score 80), near the top of the C band. When first surveyed in November 2014 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and window efficiency went from Average to Good. The recommended improvements would push it to B (score 86). Main heating runs on electricity. Other recorded features include notable views and attached land beyond the plot. Period features are noted in the property record.
Sale prices here have outpaced Norwich HPI: 6.4% per year against 0% for the wider region. Today's modelled estimate of £813,000 sits 100.7% above the 2017 sale of £405,000. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. At 259 m² it's 22.7% larger than the typical home in the postcode (211 m² median across 3 EPCs). 4 bedrooms is on the larger side for this postcode, where 2 is the typical count. Last changed hands 9 years ago, in February 2017.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
A recent planning application at Cookes Cottage was refused — worth checking the council file.
New cart lodge (in place of annexe approved on 20201061)
Sale price has grown by over 3x since 1996.
£813,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.4% per year over 20 years.
£405,000
Growth on file: 6.4% per year over 20 years.
EPC Rating for Cookes Cottage runs comfortably ahead of the street norm.
EPC Rating
80 (C)
Street avg 42 (E)
Floor Area
259 m²
Street avg 208 m²
CO₂ Emissions
3.8 t/year
Street avg 13.3 t/year
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Closest school
2.2 km

Daytime· 07:00 – 23:00
43.0dB

Changes detected from historical EPC data
Hot water efficiency decreased
Glazing upgraded to newer, more efficient type
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Windows upgraded, improving insulation
Low energy lighting percentage decreased
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water system upgraded
Window efficiency improved
Wall insulation improved
Roof insulation improved
Floor insulation added or improved
More low energy lighting installed
Solar water heating installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
Variation of condition 2 of planning permission 20201061 - site location and design
2 more applications for this property
Join to see all planning history.
17 February 2017Most recent
£405,000
+246.2%over 20 years20 December 1996
£117,000
Median price across the last 5 sales in NR10 4PF: £290,000 (2019–2000).
Habitable Rooms
7 rooms
Street avg 8 rooms
NR10 4RR
Cawston Church of England Primary Academy. 1 school nearby.
Night-time· 23:00 – 07:00
35.6dB
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