The Cottage, Fen Lane, East Harling, Norwich, NR16 2NG

UPRN:10011971870-Beds -Built before 1900

Tenure: -Council Tax: Band CEPC: F (34)

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

The Cottage, Fen Lane, East Harling, Norwich, NR16 2NG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£685,000

£548k - £822kLow

Estimate

£685k

Range

£548k – £822k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

The Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 33Bike 32

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)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
127 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.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£685,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price£165,000 (2001-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR16 2NG

Approval Rate

-12mo

Development

low

PL/2026/0796/TDCMI
Technical Details Application following planning in principle application ref PP PL/2025/1841/PIP for Erection of a single new dwelling with new garage, access of the highway and associated hard standing
Pending
PL/2026/0687/HOU
Conversion of existing attached garage to form utility and study
Pending
PL/2026/0677/TCA
T1 Lime - Reduce branch end by up to 3m. From 19m to 16m high and 8.5m to 6m radius
Approved

View Planning Timeline

Ownership

Corporate Ownership79.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2001-04-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density-

Owner Occupied78%

Age Distribution

0-15 17%16-64 54%65+ 29%

View Area Profile

Schools Nearby

East Harling Primary School and Nursery
0.3 mi
GoodConcerns
Aurora Eccles School
2.0 mi
Inspected by ISI
Aurora White House School
2.0 mi
Good
Kenninghall Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Fen Lane Cottage Fen Lane
-
£480k
-
Abdon House Fen Lane
-
£675k
-
Fen Cottage Fen Lane
-
£300k
-
Abdon House Fen Lane
-
£155k
-

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