Oak Tree Farm, 66 Norwich Road, Attleborough, NR17 2JX

UPRN:100091550199Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Oak Tree Farm, 66 Norwich Road, Attleborough, NR17 2JX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£303,000

£272k - £333kMedium

Estimate

£303k

Range

£272k – £333k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.45%

Verdict

Derived from HomePortfolio scores

Oak Tree Farm earns an INVESTIGATE rating with HP Score 63/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (27/100). 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 SourcesPortal listingsOfcom Connected NationsMarket 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

27/ 100

Low

Transit & Bike

Transit 2Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -2.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100091550199· as of 9 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1150/mo (range 1050-1250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -592/mo, -52% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 378 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 3 Nov 2026
Risk & liquidity12.8/15
244 sales/12mo in area; valuation range width 20%
- 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

£263,500£341,000

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£309,950

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £99,783
Net cash flow: -£250/mo
Cash on cash: -3.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 100091550199Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1150/mo (range 1050-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 378 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£303,000

Rent Estimate (pcm)£1,150

Gross Yield4.45%

1y Growth-63.8%

3y Growth-5.1%

5y Growth-1.2%

10y Growth+1.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NR17 2JX

Approval Rate

-12mo

Development

low

PL/2026/0879/TRE
T4 Oak - Crown lift - 2.5m Crown reduction - 2.5m T6 Oak - Crown lift - 2.5m Crown reduction - 2.5m T7 Oak - Crown lift - 2m Crown reduction - 2m
Pending
PL/2026/0663/FMIN
Installation of defibrillator and bleed kit cabinets to external wall of Nationwide Building Society branch
Pending
PL/2026/0607/DCA
Discharge of Conditions 11, 14 and 15 on PP PL/2025/1100/FMAJ
Pending

View Planning Timeline

Ownership

Corporate Ownership82.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density-

Owner Occupied61%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Attleborough Primary School
0.4 mi
Inspected as Attleborough Primary School (URN 120926) on 8 Oct 2024
Attleborough Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rosecroft Primary School
1.6 mi
Inspected as Rosecroft Primary School (URN 120780) on 30 Apr 2024
Wymondham College
2.0 mi
Outstanding

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

46 Norwich Road
-
£390k
-
42 Norwich Road
-
£250k
-
60 Norwich Road
-
£690k
-
The Norwich Road Nursery Norwich Road
-
£465k
-

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