Rectory House, Brandon Road, Hilborough, Thetford, IP26 5BW

UPRN:10011977650Detached House6 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: E (54)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Rectory House, Brandon Road, Hilborough, Thetford, IP26 5BW

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,143,000

£1.09M - £1.20MHigh

Estimate

£1.14M

Range

£1.09M – £1.20M

Rent Estimate (pcm)

£5,950

£6k - £6k

Monthly

£5,950

Yield

7.14%

Verdict

Derived from HomePortfolio scores

Rectory House earns an INVESTIGATE rating with HP Score 48/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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

48/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 19Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +12.5% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10011977650· as of 12 Oct 2026
Rental economics15.1/40
gross yield 7.1%; range width penalty ×0.88
- valuation_snapshotsrent estimate 5950/mo (range 5500-6450)· as of 12 Oct 2026· verify before relying on this
Stress margin0.4/30
stressed cash flow +24/mo, +0% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 43 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 4 Nov 2026
Risk & liquidity14.6/15
82 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£750,000£1,150,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,000,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,500-£6,450

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £744/mo
Cash on cash: 2.6%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - clears 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_snapshotsestimate for 10011977650Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5950/mo (range 5500-6450)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 5950/mo (range 5500-6450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 43 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£1,143,000

Rent Estimate (pcm)£5,950

Gross Yield7.14%

1y Growth-

3y Growth-1.4%

5y Growth+0.0%

10y Growth+2.3%

Last Sold Price£645,995 (2007-05-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP26 5BW

Approval Rate

-12mo

Development

low

PL/2026/0834/HOU
Installation of thirteen photovoltaic panels on the southwest elevation of the dwellinghouse and nine photovoltaic panels on the roof of the double garage southwest elevation
Pending
PL/2026/0835/LB
Installation of thirteen photovoltaic panels on the west elevation of the dwellinghouse and nine photovoltaic panels on the roof of the double garage west elevation
Pending
PL/2026/0762/TRE
T4- Oak - Current crown size 17x15m - Tip reduction (crown) of 2.5-3m in line with BS3998. Crown clean to remove all DDDDD limbs (TPO) T1 - Ash - Sectional fell clear and cut to near ground level (CA)
Pending

View Planning Timeline

Ownership

Corporate Ownership87.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-05-01
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 Density21 /km²

Owner Occupied75%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Gooderstone Church of England Primary Academy
4.0 mi
Good
Ashill Voluntary Controlled Primary School
4.5 mi
Good
Swaffham CofE Primary Academy
4.5 mi
Good
The Nicholas Hamond Academy
4.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Orchard Barn Brandon Road
-
£315k
-
Hilborough Hall Brandon Road
-
£1.00M
-
Nelson Barn Brandon Road
-
£350k
-
Charlies Barn Brandon Road
-
£240k
-

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