Skip to property details

Dorley Farm Place, Norwich Road, Besthorpe, Attleborough, NR17 2LB

UPRN:10011975616Detached House4 bedsBuilt 1996-2002
FreeholdCouncil Tax: Band EEPC: C (76)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-06)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T17:07:09.803657+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+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 (2026-10-11T00:21:39.622476+00:00)
Dorley Farm Place, Norwich Road, Besthorpe, Attleborough, NR17 2LB

HP Score

Mixed
Verdict
today
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
20 of 21 sources
Sale Estimate
£651,000
£586k - £716kMedium
Estimate
£651k
Range
£586k – £716k
Rent Estimate (pcm)
£2,450
£2k - £3k
Monthly
£2,450
Yield
4.52%

Verdict

Derived from HomePortfolio scores

Dorley Farm Place earns an INVESTIGATE rating with HP Score 67/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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
Continue reading
HP Score
67/ 100
Mixed
Investment Score
62/ 100
Moderate
Crime Score
10/ 100
Low
Walkability
20/ 100
Low
Transit & Bike
Transit 34Bike 33
Walk Score, out of 100

Valuation & Market

Sale Estimate£651,000
Rent Estimate (pcm)£2,450
Gross Yield4.52%
1y Growth-
3y Growth-5.1%
5y Growth-1.2%
10y Growth+1.3%
Last Sold Price£340,000 (2004-08-06)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0NR17 2LB
Approval Rate
-12mo
Development
low
  • 2026/1850
    Weeping willow - current height 15m and width 15.5m repollard to most recent pollard points.
    Conditions
  • 2025/3268
    Convert garage into a bedroom. Replacement extension. Addition of gable and change to pitch roof. Raise and replace existing roof to conservatory with flat roof.
    Decided
  • PL/2025/1508/VAR
    Variation of condition 2 on pp 3PL/2024/0534/HOU - addition of utility room and WC to the annexe and conversion of the garage 1st floor into a living space
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership82.6%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2004-08-06
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
4 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930
Population Density264 /km²
Owner Occupied84%
Age Distribution
0-15 18%16-64 59%65+ 23%
View Area Profile

Schools Nearby

  • Wymondham College
    0.8 mi
    Outstanding
  • Wymondham College Prep School
    0.8 mi
    Outstanding
  • Spooner Row Primary School
    1.4 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Morley Church of England Primary Academy
    1.5 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 4 Norwich Road
    -
    £160k
    -
  • Lorna Doone Norwich Road
    -
    £264k
    -
  • Avondale Norwich Road
    -
    £175k
    -
  • 4 Norwich Road
    -
    £135k
    -