Water Lane Cottage, Church Road, Great Plumstead, Norwich, NR13 5AB
About Water Lane Cottage
Water Lane Cottage is a two-bedroom detached house in Great Plumstead, Norwich, Norwich (NR13 5AB). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (February 2024) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2013); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 86), a 3-band jump. Main heating runs on oil.
At 55 m² it sits well below the postcode median (85 m² across 14 EPCs), making it one of the more compact homes locally. Across 1999–2017, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £242,000 is 40.3% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£291/sq ft) was about 83.9% above the typical sold price in the postcode. Last sold in March 2017, so it's been off the market for around 9 years.
Know exactly what you're buying at Water Lane Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
Outside
- Private gardenYes
- GarageYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Water Lane Cottage has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Water Lane Cottage has more than tripled in price since its earliest registered sale in 1999.
£242,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 18 years.
£172,500
Growth on file: 6.5% per year over 18 years.
Sales timeline
16 March 2017Most recent
£172,500
+213.6%over 18 years1 March 1999
£55,000
Median price across the last 5 sales in NR13 5AB: £325,000 (2022–2018).
Nearby sales in NR13 5AB
Pantiles, Church Road, Great Plumstead, Norwich, NR13 5AB
Sold May 2022
£451,00012 Church Road, Great Plumstead, Norwich, NR13 5AB
Sold Jan 2022
£410,000Silverdale, Church Road, Great Plumstead, Norwich, NR13 5AB
Sold Jan 2019
£230,000South Riding, Church Road, Great Plumstead, Norwich, NR13 5AB
Sold May 2018
£325,000Managlade, Church Road, Great Plumstead, Norwich, NR13 5AB
Sold Jul 2017
£300,000
Everything we know about Water Lane Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Church Road homes
On price per m², Water Lane Cottage stands well clear of the street.
Price per m²
£3,136
Street avg £2,248
Floor Area
55 m²
Street avg 132 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
4.1 t/year
Street avg 8.3 t/year
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1 Astley Road, Little Plumstead
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1 Broad View, Thorpe End
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
4/mo
Steady year-on-year across the wider district.
Nearest stop
2.1 km
Brundall Gardens Rail Station — railway station.
Closest school
0.9 km
Little Plumstead Church of England Primary Academy. 2 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
46.0dB
Night-time· 23:00 – 07:00
37.6dB