Woodstock, Garboldisham Road, East Harling, Norwich, NR16 2PU
About Woodstock
Woodstock is a four-bedroom detached house in East Harling, Norwich, Norwich (NR16 2PU). It has a recorded floor area of 127 m² (around 1367 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (July 2019) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). Other recorded features include notable views.
2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2020, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £386,000 is 11.9% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£252/sq ft) was about 31.3% above the typical sold price in the postcode. Sold November 2020 for £345,000.
Know exactly what you're buying at Woodstock
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
What this property has
Inside
- Bedrooms4
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
- StudyYes
- FireplaceYes
Outside
- Private gardenEast-facing
- GarageYes
- Notable viewsYes
Building
- Heating systemGas
Energy performance
EPC Rating
Planning history
A recent planning application at Woodstock was refused — worth checking the council file.
- Oct 2022ExtensionOutlineIn report
Extension: Single storey · Side and rear of property
Proposed single storey side/rear extension - Certificate of lawfulness (Proposed use)
- Documents
- 8 docs on file
- Reference
- 3PL/2022/1002/LU
- Jul 2021ExtensionFullIn report
Extension: Side and rear of property
Two Storey Side and single storey rear extension and internal alterations
- Documents
- 36 docs on file
- Reference
- 3PL/2021/0831/HOU
We flagged 1 thing worth checking at Woodstock
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
Price for Woodstock has grown more than fourfold since the 1998 starting point.
£386,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.1% per year over 22 years.
£345,000
Growth on file: 7.1% per year over 22 years.
Sales timeline
17 November 2020Most recent
£345,000
+269.0%over 20 years14 February 2000
£93,500
+24.7%over 1 year27 August 1998
£75,000
Median price across the last 5 sales in NR16 2PU: £270,000 (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
£700,000Town Farm Cottage, Garboldisham Road, East Harling, Norwich, NR16 2PU
Sold Nov 2018
£166,000Penryn, 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 Woodstock, 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 habitable rooms, Woodstock stands well clear of the street.
Price per m²
£2,717
Street avg £2,261
Floor Area
127 m²
Street avg 192 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.6 t/year
Similar properties nearby
1 Crown Meadow, Kenninghall
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1 Bailiwick Court, East Harling
NR16 2NH
1 Church Farm, Wymondham Road, New Buckenham
NR16 2BG
1 Chapel Hill, New Buckenham
NR16 2BD
1 Church Farm Buildings, Wymondham Road, New Buckenham
NR16 2BG
1 Back Lane, Kenninghall
NR16 2EE
1 Church Farm Barns, Church Hill, Banham
NR16 2SX
1 Claret Cottages, School Lane, East Harling
NR16 2BN
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