Holly Farm, Whimpwell Green, Happisburgh, Norwich, NR12 0AJ

Holly Farm is a four-bedroom detached house in Happisburgh, Norwich, Norwich (NR12 0AJ). It has a recorded floor area of 198 m² (around 2132 sq ft), construction records dating it to before 1900 and council tax band F. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include a self-contained annexe and outbuildings. Period features are noted in the property record. The latest certificate (October 2008) shows an F (score 24), near the bottom of the EPC scale. The recommended improvements would push it to E (score 42). Main heating runs on oil. The latest certificate is from October 2008, so improvements made since then won't be reflected.

At 198 m² the property is well over the postcode median (123 m² across 14 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). 4 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £554,000 sits 121.6% above the 2012 sale of £250,000. 5 planning records sit against the property, 3 approved, 1 refused. Past consents include change of use to residential and an annexe, meaningful when judging how the property has evolved. On the market in November 2012 and unlisted since — roughly 13 years.