Botany Farm, The Common, South Creake, Fakenham, NR21 9JA

UPRN:10013006901Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Botany Farm, The Common, South Creake, Fakenham, NR21 9JA

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

£1,388,000

£1.25M - £1.53MMedium

Estimate

£1.39M

Range

£1.25M – £1.53M

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

2.64%

Verdict

Derived from HomePortfolio scores

Botany Farm earns an INVESTIGATE rating with HP Score 55/100. Investment score 57/100 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 25Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -8.1% (MEDIUM), sold-comps -177.8%, £/sqft -177.9%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10013006901· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 24.4%· as of 4 Nov 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.53
- valuation_snapshotsrent estimate 3300/mo (range 2750-3850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,033/mo, -122% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 554 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 & liquidity12.8/15
172 sales/12mo in area; valuation range width 20%
- 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,750-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£2,778/mo
Cash on cash: -6.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.65 - below 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 10013006901Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 24.4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 2750-3850)Rental economics · as of 13 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

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 2750-3850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 554 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. 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£1,388,000

Rent Estimate (pcm)£3,300

Gross Yield2.64%

1y Growth-

3y Growth-1.9%

5y Growth-0.6%

10y Growth+2.4%

Last Sold Price£640,000 (2018-05-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NR21 9JA

Approval Rate

0%12mo

Development

low

26/00797/PACU3
Notification for Prior Approval for conversion of existing single storey agricultural unit to residential unit. Dwelling is located North-East (Schedule 2, Part 3, Class Q)
Rejected
26/00461/F
SELF BUILD Single dwelling house using the Fall-back position giving up current Class Q permission for two dwellings
Rejected

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-05-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density-

Owner Occupied68%

Age Distribution

0-15 14%16-64 54%65+ 32%

View Area Profile

Schools Nearby

Sculthorpe Church of England Primary Academy
2.0 mi
Good
Blenheim Park Academy
2.5 mi
Good
Fakenham Academy
3.1 mi
Inspected as Fakenham High School and College (URN 121185) on 13 Mar 2013
Duke of Lancaster School
3.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

0 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Jays The Common
-
£190k
-
Cranmer Cottages The Common
-
£205k
-
The Elms The Common
-
£126k
-
The White Bungalow The Common
-
£600k
-

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