Old Farm, Watton Road, Merton, Thetford, IP25 6QX

UPRN:10011971002Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Old Farm, Watton Road, Merton, Thetford, IP25 6QX

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

£634,000

£602k - £666kHigh

Estimate

£634k

Range

£602k – £666k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

3.52%

Verdict

Derived from HomePortfolio scores

Old Farm earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 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. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 32Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£550,000-£800,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£800,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,150-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£1,073/mo
Cash on cash: -4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - 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£634,000

Rent Estimate (pcm)£2,350

Gross Yield3.52%

1y Growth-

3y Growth-1.0%

5y Growth+0.8%

10y Growth+3.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0IP25 6QX

Approval Rate

-12mo

Development

low

PL/2026/0699/HOU
Proposed Rear Extension
Pending
PL/2026/0699/CLOPUD
Application for a Lawful Development Certificate for a Proposed Use or Development Town and Country Planning Act 1990 (as amended) Proposed Rear Extension
Pending
PL/2026/0359/HOU
Proposed side extension
Pending

View Planning Timeline

Ownership

Corporate Ownership80.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density26 /km²

Owner Occupied77%

Age Distribution

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

View Area Profile

Schools Nearby

Wayland Academy
0.9 mi
Good
Watton Westfield Infant and Nursery School
1.0 mi
Good
Watton Junior School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Thompson Primary School
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Old Pasture Cottage
-
£95k
-

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