Curates House, The Fairstead, Cley, Holt, NR25 7RL

UPRN:100091328752Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band EEPC: D (63)

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

Curates House, The Fairstead, Cley, Holt, NR25 7RL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£812,000

£771k - £853kHigh

Estimate

£812k

Range

£771k – £853k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

3.29%

Verdict

Derived from HomePortfolio scores

Curates House earns an INVESTIGATE rating with HP Score 68/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (35/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

35/ 100

Mixed

Transit & Bike

Transit 29Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 Nov 2026

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

Check before relying on this score: the estimate sits 17% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +16.9% (HIGH)] → 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 14 Nov 2026
- valuation_snapshotsestimate for 100091328752· as of 14 Nov 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.44; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1850/mo (range 1500-2200)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,618/mo, -87% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 73 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 11 Nov 2026
Risk & liquidity14.6/15
162 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,500-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£997/mo
Cash on cash: -5.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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 100091328752Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1500-2200)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1850/mo (range 1500-2200)
Rental economics needs verification before you rely on it
sale estimate 17% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£812,000

Rent Estimate (pcm)£1,850

Gross Yield3.29%

1y Growth-

3y Growth-2.6%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£475,000 (2016-09-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NR25 7RL

Approval Rate

100%12mo

Development

low

TW/26/2314
T1 - Walnut: 3m Crown Reduction. T2 - Cherry: Remove, as cracking road. T3 & T4: Willow - Reduce by approx. 5m to previous pollard points. T5 - Hawthorn: Reduce by 2m and Reshape.
Pending
TW/26/2112
Various tree works as detailed in a Tree Report by M J Tree Services dated September 2026
Pending
LA/26/2033
Works associated with replacement windows & external doors
Approved

View Planning Timeline

Ownership

Corporate Ownership79.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-09-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421

Population Density56 /km²

Owner Occupied75%

Age Distribution

0-15 9%16-64 46%65+ 45%

View Area Profile

Schools Nearby

Blakeney Church of England Voluntary Aided Primary School
0.8 mi
Good
Langham Village School
2.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Kelling CE Primary School
3.1 mi
Good
Holt Community Primary School
3.9 mi
GoodConcerns

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

View All Schools

Comparables

View All

Thurn Cottage The Fairstead
-
£490k
-
The Old School The Fairstead
-
£825k
-
Orchard Cottage The Fairstead
-
£550k
-
The Old School The Fairstead
-
£525k
-

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