Brandymel, Swaffham Road, Narborough, King's Lynn, PE32 1TB

UPRN:100091309178Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (59)

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

Brandymel, Swaffham Road, Narborough, King's Lynn, PE32 1TB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£398,000

£378k - £418kHigh

Estimate

£398k

Range

£378k – £418k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

4.50%

Verdict

Derived from HomePortfolio scores

Brandymel earns an INVESTIGATE rating with HP Score 57/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is 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)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

57/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

9/ 100

Low

Transit & Bike

Transit 13Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (HIGH), sold-comps -30.7%, £/sqft -30.6%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100091309178· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 13%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1500/mo (range 1350-1650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -715/mo, -48% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 288 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 6 Nov 2026
Risk & liquidity14.6/15
158 sales/12mo in area; valuation range width 10%
- 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£312/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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

valuation_snapshotsestimate for 100091309178Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 13%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1350-1650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 1500/mo (range 1350-1650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 288 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. 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£398,000

Rent Estimate (pcm)£1,500

Gross Yield4.50%

1y Growth-

3y Growth-6.5%

5y Growth-1.2%

10y Growth+2.6%

Last Sold Price£325,000 (2021-03-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE32 1TB

Approval Rate

-12mo

Development

low

PL/2026/0376/TCA
T1 - Elm -Fell T2 - Goat willow - Reduce 2m back from road edge. T6 & T7 - Cherry - Fell T9 - Poplar - Fell T10 - Cypress - Fell T11 - Sycamore - Fell T12 - Sycamore - crown lift to 2.4m T13 - Sycamore - Fell T14 - Robinia - Fell T15 - Sycamore - Fell G1 - Sycamore group - Removal of 4x lower branches located between 2.2m & 4m on North side. G2 - Group of 3x cherry trees - Fell *SEE TREE REPORT*
Pending
PL/2026/0241/CLOPUD
Application for a Lawful Development Certificate for a Proposed Use or Development -Town and Country Planning Act 1990 (as amended) Proposed Loft conversion with rear dormer.
Conditions
PL/2026/0221/FMIN
Proposed new grain store
Pending

View Planning Timeline

Ownership

Corporate Ownership88.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density-

Owner Occupied69%

Age Distribution

0-15 15%16-64 54%65+ 31%

View Area Profile

Schools Nearby

Narborough Church of England Primary Academy
0.2 mi
Inspected as Narborough Church of England Voluntary Controlled Primary School (URN 121104) on 10 Nov 2015
Cherry Tree Academy Trust Marham Infant
2.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cherry Tree Academy Trust Marham Junior
2.7 mi
Good
Castle Acre Church of England Primary Academy
4.4 mi
Inspected as Castle Acre CofE VC Primary School (URN 121030) on 11 Nov 2015

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Swaffham Road
-
£275k
-
10 Swaffham Road
-
£202k
-
Brandymel Swaffham Road
-
£325k
-
10 Swaffham Road
-
£165k
-

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