12 Drymere, Drymere, Swaffham, PE37 8AS

UPRN:10011969192-Beds -Built 1950-1966

Tenure: -Council Tax: Band BEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£370,000

£296k - £444kLow

Estimate

£370k

Range

£296k – £444k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

2.50%

Verdict

Derived from HomePortfolio scores

12 Drymere earns an INVESTIGATE rating with HP Score 55/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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)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

55/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 13Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 2.5%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1150-1400)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,811/mo, -139% 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
Risk & liquidity9.2/15
166 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£625,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£1,209/mo
Cash on cash: -6.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.62 - 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_snapshotsrent estimate 1300/mo (range 1150-1400)Rental economics · as of 10 Oct 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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1300/mo (range 1150-1400)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£370,000

Rent Estimate (pcm)£1,300

Gross Yield2.50%

1y Growth-

3y Growth-3.0%

5y Growth+0.9%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PE37 8AS

Approval Rate

-12mo

Development

low

PL/2026/0041/DCA
Discharge of condition 13 on PP 3PL/2022/1330/F
Pending
3PL/2024/0683/F
Erection of two bed log cabin to be used as annexe ancillary to main dwelling with associated parking (self build)
Conditions
3PL/2023/1102/F
Proposed 2 holiday cabins, sand menage, extension to equestrian centre building and associated parking
Pending

View Planning Timeline

Ownership

Corporate Ownership85.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density19 /km²

Owner Occupied66%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

Fred Nicholson School
2.6 mi
-
The Nicholas Hamond Academy
2.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Swaffham CofE Primary Academy
2.7 mi
Good
Heartwood CofE VC Primary & Nursery School
2.9 mi
Good

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

View All Schools

Comparables

View All

4 Drymere
-
£585k
-
4 Drymere
-
£330k
-
3 Drymere
-
£450k
-
Drymere Lodge
-
£380k
-

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