Thorn Hall, 11 Lower Road, Wicken, Ely, CB7 5YD

UPRN:10002586997Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Thorn Hall, 11 Lower Road, Wicken, Ely, CB7 5YD

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£835,000

£668k - £1.00MLow

Estimate

£835k

Range

£668k – £1.00M

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

5.03%

Verdict

Derived from HomePortfolio scores

Thorn Hall earns an INVESTIGATE rating with HP Score 57/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 40Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [sold-comps +12.2%, £/sqft +12.2%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 2.7%· as of 9 Nov 2026
Rental economics0.2/40
gross yield 5.0%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3350/mo (range 3050-3700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,043/mo, -31% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 488 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 9 Nov 2026
Risk & liquidity9.2/15
315 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£600,000£920,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£800,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,050-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£381/mo
Cash on cash: -1.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 2.7%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3350/mo (range 3050-3700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3350/mo (range 3050-3700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 488 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£835,000

Rent Estimate (pcm)£3,350

Gross Yield5.03%

1y Growth-

3y Growth-2.1%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CB7 5YD

Approval Rate

-12mo

Development

low

24/01294/DISC
To discharge Condition 6 (Bin Storage) of decision 24/01294/FUL dated 28 February 2025 for the conversion of a redundant barn and outbuildings into one self-build, family home for the farm owners and an events venue, as well as associated access, landscaping and infrastructure works (revision to development approved as part of Application 22/00379/FUL)
Conditions
24/01294/DISB
To discharge Condition 3 (contamination) of decision 24/01294/FUL dated 28 February 2025 for the conversion of a redundant barn and outbuildings into one self-build, family home for the farm owners and an events venue, as well as associated access, landscaping and infrastructure works (revision to development approved as part of Application 22/00379/FUL)
Conditions
24/01295/DISB
To discharge Condition 3 (external joinery) of decision 24/01295/LBC dated 28 February 2025 for the conversion of a redundant barn and outbuildings into one self-build, family home for the farm owners and an events venue, as well as associated access, landscaping and infrastructure works (revision to development approved as part of Application 22/00379/FUL)
Conditions

View Planning Timeline

Ownership

Corporate Ownership82.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,311

Population Density92 /km²

Owner Occupied63%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

St Andrew's CofE Primary School
2.4 mi
Good
Soham Village College
2.4 mi
OutstandingImproving
The Weatheralls Primary School
2.5 mi
Requires improvement
The Shade Primary School
2.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

7 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Beach House, 6 Lower Road
-
£425k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN