The Beeches, Union Drift, Dereham, NR20 3AZ

UPRN:10011958069Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (66)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Beeches, Union Drift, Dereham, NR20 3AZ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£470,000

£447k - £494kHigh

Estimate

£470k

Range

£447k – £494k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.29%

Verdict

Derived from HomePortfolio scores

The Beeches earns an INVESTIGATE rating with HP Score 72/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (42/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

42/ 100

Mixed

Transit & Bike

Transit 5Bike 40

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£475,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£426/mo
Cash on cash: -3.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below 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£470,000

Rent Estimate (pcm)£1,700

Gross Yield4.29%

1y Growth-

3y Growth-3.3%

5y Growth-1.9%

10y Growth+2.4%

Last Sold Price£235,000 (2014-11-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NR20 3AZ

Approval Rate

0%12mo

Development

low

PL/2026/0870/TRE
T1 London Plane - Height - 23m Width - 15m - Reduce by 1.75m to lessen loading on crown due & removal of deadwood T2 London Plane - Height - 23m Width - 15m - Reduce by 1.75m to lessen loading on crown due & removal of deadwood T4 Lime - Height - 16m Width - 10m Three extended branches within the lower crown above the driveway, to be shortened by no more than 2m (Photo evidence)
Pending
PL/2026/0865/TRE
G1 Beech, sycamore, lime - raise canopies to give 3m clearance over footpath G4 2851/ 2852 - Oak Trees - raise canopies to give a 4m clearance over parking bays
Pending
PL/2026/0798/CLOPUD
Certificate of Proposed Development for a proposed loft conversion with velux roof lights to front and rear
Pending

View Planning Timeline

Ownership

Corporate Ownership85.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-11-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density223 /km²

Owner Occupied73%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Dereham Neatherd High School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
King's Park Infant School, Dereham
0.6 mi
Inspected as King's Park Infant School, Dereham (URN 120983) on 24 Sep 2014
Northgate High School
0.8 mi
Good
Dereham Church of England Infant and Nursery Academy
0.8 mi
Inspected as Dereham Church of England Infant & Nursery School (URN 121195) on 29 Jan 2019

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

View All Schools

Comparables

View All

The Beeches Union Drift
-
£480k
-
Dorset Cottage Union Drift
-
£416k
-
The Gables Union Drift
-
£515k
-
Diddosfa Union Drift
-
£395k
-

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