Town Farm Cottage, Garboldisham Road, East Harling, Norwich, NR16 2PU
About Town Farm Cottage
Town Farm Cottage is a detached house in East Harling, Norwich, Norwich (NR16 2PU). It has a recorded floor area of 303 m² (around 3261 sq ft), construction records dating it to 2024 and council tax band D. The latest certificate (May 2024) returns an A (score 97), the top energy band on the EPC scale. When first surveyed in May 2018 the rating was G, the property has climbed 6 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Very Poor to Very Good. Main heating runs on electricity: electricity, unspecified tariff.
At 303 m² the property is well over the postcode median (127 m² across 5 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £809,000 sits 387.3% above the 2018 sale of £166,000. On a £-per-square-foot basis, the last sale (£51/sq ft) was about 73.5% below the postcode norm. 5 planning records sit against the property, 1 approved, 0 refused. Sold November 2018 for £166,000.
Know exactly what you're buying at Town Farm Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Town Farm Cottage ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water efficiency improved
Single glazing replaced with double or better glazing
Cavity wall insulation installed
Roof insulation improved
Floor insulation added or improved
More low energy lighting installed
Planning history
- Aug 2019ConditionsIn report
Discharge of Condition 4 - 3PL/2019/0574/F
- Documents
- 8 docs on file
- Reference
- 3DC/2019/0142/DOC
- Jun 2019New BuildFullIn report
New replacement dwelling and change of use of former agricultural land to domestic use.
- Documents
- 20 docs on file
- Reference
- 3PL/2019/0574/F
We flagged 1 thing worth checking at Town Farm Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Town Farm Cottage's modelled value sits at over four times its earliest registered sale price (2018).
£809,000
Modelled from EPC, postcode comparables.
£166,000
Recorded with HM Land Registry.
Sales timeline
1 November 2018Most recent
£166,000
Median price across the last 5 sales in NR16 2PU: £345,000 (2025–2018).
Nearby sales in NR16 2PU
Breckland Lodge, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Mar 2025
£385,000Trust Barn, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Dec 2022
£700,000Woodstock, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Nov 2020
£345,000Penryn, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Aug 2018
£275,000Cherrytree Cottage, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Mar 2014
£277,000
Everything we know about Town Farm Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Garboldisham Road homes
On price per m², Town Farm Cottage runs well behind the street norm.
Price per m²
£548
Street avg £2,695
Floor Area
303 m²
Street avg 156 m²
CO₂ Emissions
0.4 t/year
Street avg 6.5 t/year
Years Held
8 years
Street avg 6 years
Similar properties nearby
1 Church Farm, Wymondham Road, New Buckenham
NR16 2BG
1 Burlingham Road, East Harling
NR16 2GG
1 Church Farm Barns, Wymondham Road, New Buckenham
NR16 2BG
1 Back Lane, Kenninghall
NR16 2EE
1 Crown Meadow, Kenninghall
NR16 2FE
1 Church Terrace, Church Road, East Harling
NR16 2NA
1 Crown Courtyard, Kenninghall
NR16 2AW
1 Chapel Hill, New Buckenham
NR16 2BD
The neighbourhood at a glance
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.
Nearest stop
2.7 km
Harling Road Rail Station — railway station.
Closest school
0.7 km
East Harling Primary School and Nursery. 1 school 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
45.5dB
Night-time· 23:00 – 07:00
37.8dB