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The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG

Notable views3 sales on record1 planning record

Estimated value

£294,000

  • Since the 2025 sale (£275,000)+7%
  • Against NR29 5QG's recent median (£445,000)-34%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
41 m²
441 sq ft
Energy rating
F
Score 36
Council tax
Band B
Tenure
Freehold
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£294,000

  • Against its 2025 sale (£275,000)+7%
  • Against NR29 5QG's recent median (£445,000)-34%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Willows is modelled from its 41 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR29 5QG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    41 m² from the EPC lodged in September 2024

  • Sales of this home

    3 sales recorded, the latest in 2025

  • Recent sales in NR29 5QG

    5 sales, median £445,000 (2026–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has grown by over 3x since 2001.

Sales timeline

  1. 5 August 2025Most recent

    £275,000

    +41.0%over 10 years

  2. 1 April 2015

    £195,000

    +114.3%over 13 years

  3. 9 November 2001

    £91,000

Median price across the last 5 sales in NR29 5QG: £445,000 (2026–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About The Willows

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

The Willows is a two-bedroom detached house in Ludham, Great Yarmouth, Great Yarmouth (NR29 5QG). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1983-1990 and council tax band B. Tenure is freehold. The latest certificate (September 2024) shows an F (score 36), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since November 2014. Between certificates, wall efficiency went from Average to Good and roof efficiency went from Average to Good. The recommended improvements would lift it to A (score 92), a 5-band jump. Main heating runs on to be used only when there is no heating/hot. Other recorded features include notable views.

At 41 m² it sits well below the postcode median (99 m² across 23 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer was August 2025 at £275,000 — fresh data. Across 2001–2025, sale prices on this property compounded at 4.8% per year. On a £-per-square-foot basis, the last sale (£623/sq ft) was about 246% above the typical sold price in the postcode. One historical planning record sits against the property in 2016.

Specifications

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

  • Bedrooms2
  • Bathrooms1

Outside

  • Private gardenSouth-west-facing
  • ParkingOff road
  • Notable viewsYes

Building

  • TenureFreehold
Before you decide

Everything you need to know about The Willows

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

The Willows sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Sept 2024

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Electric
Main Fuel
—
Hot Water
Very Poor
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 6 September 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2024from Nov 2014
Walls
AverageGood

Wall insulation improved

Roof
AverageGood

Roof insulation improved

Planning

Planning history

Applications and permits filed against The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG, sourced from the PlanIt planning register.

1 application on record at The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG

1decisions8documents3nearby
  1. Feb 2016
    Tree WorksTrees
    Outcome in report

    T1: aldercrown reduction by 5m and raise canopy by 1.5m - 2m.

    Documents
    8 docs on file
    Reference
    BA/2016/0013/TPOA
    Full record in report

Unlock The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 3 notable nearby
  • The 8 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Horsefen Road homes

Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, The Willows runs well behind the street norm.

Price per m²

£6,707

Street avg £2,757

Strongly above

Floor Area

41 m²

Street avg 155 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

3.6 t/year

Street avg 7.3 t/year

Above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Great Yarmouth district page.
Full Great Yarmouth report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

66/mo

Falling year-on-year across the wider district.

Closest school

0.6 km

Ludham Primary School and Nursery. 1 school nearby.

Nearest schools

  • Ludham Primary School and NurseryPrimary599m

Most reported crime locally

  • Violence & Sexual Offences480 reports52%
  • Anti-social Behaviour117 reports13%
  • Criminal Damage & Arson75 reports8%
  • Other Theft70 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around NR29 5QG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NR29 5QG

Daytime· 07:00 – 23:00

44.3dB

Low
Night-time road noise heatmap for NR29 5QG

Night-time· 23:00 – 07:00

37.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached BungalowFreeholdEPC FNo mains gasLow flood risk

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£284k

1 Brick Kiln Gardens, New Road, Catfield

NR29 5DW

2 bed2 bath
£183k

1 Alma Cottages, Norwich Road, Ludham

NR29 5QB

2 bed1 bath
£311k

1 Broad Reaches, Ludham

NR29 5PD

3 bed1 bath
£273k

1 Elderbush Lane, Catfield

NR29 5BZ

3 bed1 bath
£250k

1 Belle Vue, Main Road, Rollesby

NR29 5EG

3 bed
£250k

1 Council House, Court Road, Rollesby

NR29 5HG

3 bed
£249k

1 Court Road, Rollesby

NR29 5ET

3 bed1 bath
£246k

1 Chapelfield Close, Catfield

NR29 5AT

3 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for The Willows is modelled from its 41 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR29 5QG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for The Willows. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for The Willows was lodged in September 2024 at band F and is valid until September 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to The Willows. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from NR29 5QG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
The Willows is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Willows, Horsefen Road, Ludham, Great Yarmouth, NR29 5QG. Each answer is also embedded as structured data for search engines.

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