The Old Gas House, 2 Saham Road, Watton, Thetford, IP25 6EA

UPRN:100090792012Detached House2 bedsBuilt -

FreeholdCouncil Tax: -EPC: C (77)

Data freshness:Price Paid· freshPlanning· 5mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

The Old Gas House, 2 Saham Road, Watton, Thetford, IP25 6EA

HP Score

/ 100

Strong

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£330,000

£297k - £363kMedium

Estimate

£330k

Range

£297k – £363k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

11.11%

Verdict

Derived from HomePortfolio scores

The Old Gas House earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (62/100). 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)HM Land Registry sales matched to addressDefra 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

62/ 100

Moderate

Transit & Bike

Transit 42Bike 50

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£135,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,100-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £42,000
Net cash flow: £410/mo
Cash on cash: 11.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.74 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£330,000

Rent Estimate (pcm)£1,250

Gross Yield11.11%

1y Growth-

3y Growth-1.0%

5y Growth+0.8%

10y Growth+3.3%

Last Sold Price£239,000 (2017-03-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1IP25 6EA

Approval Rate

-12mo

Development

low

PL/2026/0892/HOU
Extension to garden annex (used by family member) to create bedroom and gym
Pending
PL/2026/0827/HOU
Remove existing rear conservatory and erection of a single-storey rear extension comprising garden room and wet room
Pending
PL/2026/0705/HOU
Single Storey Rear Extension
Pending

View Planning Timeline

Ownership

Corporate Ownership80.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-03-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density1,015 /km²

Owner Occupied78%

Age Distribution

0-15 12%16-64 54%65+ 34%

View Area Profile

Schools Nearby

Watton Junior School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Watton Westfield Infant and Nursery School
0.3 mi
Good
Wayland Academy
0.5 mi
Good
Parker's Church of England Primary Academy
1.0 mi
Good

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

View All Schools

Comparables

View All

St John Ambulance Brigade Saham Road
-
£165k
-
4A Saham Road
-
£215k
-
Richmond Park Golf Club Saham Road
-
£116k
-
11 Saham Road
-
£475k
-

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