The Cottage, Harbour Lane, Garboldisham, Diss, IP22 2ST
UPRN:10011964479Semi-Detached House3 bedsBuilt before 1900
Tenure: -Council Tax: Band BEPC: D (61)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-06)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T16:33:29.561404+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-10T20:58:06.956402+00:00)
HP Score
60
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£294,000
£265k - £324kMedium
Estimate
£294k
Range
£265k – £324k
Rent Estimate (pcm)
£1,300
£1k - £1k
Monthly
£1,300
Yield
5.31%
Verdict
Derived from HomePortfolio scores
The Cottage earns an INVESTIGATE rating with HP Score 60/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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
60
HP Score
60/ 100
Mixed
59
Investment Score
59/ 100
Moderate
11
Crime Score
11/ 100
Low
5
Walkability
5/ 100
Low
Transit & Bike
Transit 21Bike 28
Walk Score, out of 100
Valuation & Market
Sale Estimate£294,000
Rent Estimate (pcm)£1,300
Gross Yield5.31%
1y Growth-
3y Growth-2.6%
5y Growth+0.0%
10y Growth+2.7%
Last Sold Price£177,000 (2014-07-25)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0IP22 2ST
Approval Rate
-12mo
Development
low
- PendingPL/2026/0769/TCAT1 - Silver Birch - Reduce upper crown by up to 3m and reduce rest of crown by up to 2m. Current height 12m T2 - Silver Birch - Twin stemmed tree - remove stem that is in contact with the wall T3 - Silver Birch - Remove T4 - Silver Birch - Reduce crown all round by up to 2.5m. Current height 13m T5 - Yew - All round crown reduction by up to 2m. Current height 10m T6 - Ash - Reduce back from neighbouring property by up to 2.75m and crown lift over neighbouring wall and garden by 5m above ground level T7 - Small Norway maple - Remove T8 - Ash - Remove T9 - Ash - Reduce limbs on neighbours side of tree by up to 2m T10 - Ash - Reduce limbs on neighbours side of tree by up to 2m T11 - Ash - Remove T12 - Walnut - Remove T13 - Dogwood - Remove
- PendingPL/2026/0558/DPOVariation to S.106 Agreement (3PL/2022/0249/F) for the removal of affordable housing
- PendingPL/2026/0381/VARVariation of Conditions 14 & 17 on PP PL/2025/0364/VAR. To allow Plot No 7 to be occupied before the completion of the highway works.
Ownership
- Corporate Ownership72.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change2014-07-25
- SourceLand Registry
Connectivity
Broadband (Standard)
29 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£28,930
Population Density43 /km²
Owner Occupied69%
Age Distribution
0-15 16%16-64 52%65+ 32%
Schools Nearby
- Garboldisham Church of England Primary Academy0.5 miGood
- Hopton Church of England Primary Academy1.4 mi
Inspected as Hopton Church of England Voluntary Controlled Primary School (URN 124703) on 11 Feb 2025
- St Andrew's CofE VA Primary School, Lopham2.2 miReport card2026
Ofsted no longer awards a single overall grade.
- East Harling Primary School and Nursery3.4 miGoodConcerns
0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Harbour Cottage Harbour Lane-£235k-
- 3 Harbour Lane-£218k-
- Harbour House Harbour Lane-£130k-
- The Cottage Harbour Lane-£177k-