12 Field Maple Road, Watton, Thetford, IP25 6GA

UPRN:10011974417Detached House5 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band DEPC: C (71)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

12 Field Maple Road, Watton, Thetford, IP25 6GA

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£323,000

£307k - £340kHigh

Estimate

£323k

Range

£307k – £340k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

4.43%

Verdict

Derived from HomePortfolio scores

12 Field Maple Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (27/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

27/ 100

Low

Transit & Bike

Transit 43Bike 62

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£325,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£266/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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£323,000

Rent Estimate (pcm)£1,200

Gross Yield4.43%

1y Growth-

3y Growth-1.0%

5y Growth+0.8%

10y Growth+3.3%

Last Sold Price£230,000 (2012-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1IP25 6GA

Approval Rate

-12mo

Development

low

PL/2026/0648/VARMAJ
Variation of conditions 3, 4 & 5 on pp 3PL/2016/0701/VAR
Pending
PL/2026/0608/HOU
Proposed single storey extension with 3No.velux windows to the rear
Pending
PL/2026/0483/TRE
T1 - Horse Chestnut - ht 19.6m S 10m - To reduce the crown by 3m to reduce the lever arm effect. T3 - Sycamore - ht 18m - To pollard at 10m due to excessive lean towards neighbouring property T10 - Horse Chestnut - Ht 17 S 7m - To fell to a low stump or ground level due to excessive decay likely within the main stem from Ganoderma australe. T11 - Scots Pine - ht 16.8m - Dead to remove. T12 - Scots Pine - ht 15.7m - Heavy crown decline to fell tree. T13 - Sycamore - ht 14.7m - To remove the dead stems only.
Pending

View Planning Timeline

Ownership

Corporate Ownership80.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-05-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density800 /km²

Owner Occupied81%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

Wayland Academy
0.6 mi
Good
Watton Westfield Infant and Nursery School
0.8 mi
Good
Watton Junior School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Parker's Church of England Primary Academy
1.9 mi
Good

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

View All Schools

Comparables

View All

29 Field Maple Road
-
£275k
-
33 Field Maple Road
-
£228k
-
13 Field Maple Road
-
£221k
-
40 Field Maple Road
-
£130k
-

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