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Get startedThe Spinney, Blacksmiths Lane, Happisburgh, Norwich, NR12 0QT
1 planning record
About The Spinney
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Spinney is a three-bedroom detached house in Happisburgh, Norwich, Norwich (NR12 0QT). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (August 2024) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on oil. Other recorded features include a conservatory. Records show the property has been extended at some point in its history.
Sale prices here have outpaced Norwich HPI: 8.8% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£308/sq ft) was about 75.6% above the typical sold price in the postcode. At 107 m² the property is well over the postcode median (78 m² across 5 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). It changed hands recently, sold April 2025 for £355,000. One planning record on file: an extension approved in 2008. Past consents include an extension, meaningful when judging how the property has evolved.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms2
- EnsuiteYes
- ConservatoryYes
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against The Spinney, Blacksmiths Lane, Happisburgh, Norwich, NR12 0QT, sourced from the PlanIt planning register.
- Oct 2008ExtensionFullGranted
Extension: Single storey · Side of property
ERECTION OF SINGLE-STOREY SIDE EXTENSION, FRONT PORCH, CONSERVATORY, CHIMNEY AND DETACHED DOUBLE GARAGE AND REPOSITIONING OF VEHICULAR ACCESS
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on The Spinney was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£349,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.8% per year over 26 years.
Last sold (2025)
£355,000
Growth on file: 8.8% per year over 26 years.
Sales timeline
Versus other Blacksmiths Lane homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, The Spinney runs well behind the street norm.
Price per m²
£3,318
Street avg £3,001
Floor Area
107 m²
Street avg 81 m²
Habitable Rooms
5 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Norwich district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Closest school
0.2 km
Road noise across the postcode
Modelled day and night-time noise levels around NR12 0QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.7dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 1 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about The Spinney, Blacksmiths Lane, Happisburgh, Norwich, NR12 0QT. Each answer is also embedded as structured data for search engines.