16D Harvey Lane, Norwich, NR7 0BN

UPRN:10014356602Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: B (90)

Data freshness:Price Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,643,000

£1.48M - £1.81MMedium

Estimate

£1.64M

Range

£1.48M – £1.81M

Rent Estimate (pcm)

£7,150

£7k - £8k

Monthly

£7,150

Yield

7.15%

Verdict

Derived from HomePortfolio scores

16D Harvey Lane earns an INVESTIGATE rating with HP Score 74/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

74/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 40Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 2026

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

Check before relying on this score: the estimate sits 27% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +27.0% (MEDIUM), sold-comps -7.4%, £/sqft -7.4%] → 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 10014356602· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 24.1%· as of 26 Oct 2026
Rental economics14.6/40
gross yield 7.1%; range width penalty ×0.85; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 7150/mo (range 6550-7800)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0.9/30
stressed cash flow +63/mo, +1% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 28 Oct 2026
Risk & liquidity12.8/15
377 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£7,150/mo

Evidenced range £6,550-£7,800

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: £900/mo
Cash on cash: 2.5%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.77 - 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 10014356602Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 24.1%Valuation edge · as of 26 Oct 2026
valuation_snapshotsrent estimate 7150/mo (range 6550-7800)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 7150/mo (range 6550-7800)
Rental economics needs verification before you rely on it
sale estimate 27% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,643,000

Rent Estimate (pcm)£7,150

Gross Yield7.15%

1y Growth-

3y Growth+0.3%

5y Growth+1.7%

10y Growth+2.7%

Last Sold Price£1,650,000 (2022-03-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NR7 0BN

Approval Rate

-12mo

Development

low

2026/3160
Single storey rear extension
Pending
2026/3138
Demolition of existing rear extension and detached garage, erection of 1.5 storey pitched-roof rear extension with loft conversion and installation of 5 No. rooflights along with erection of garage
Pending
26/01039/U
Retrospective change of use from guesthouse (Use Class C1) to Sui Generis hostel providing temporary accommodation for households.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-03-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,920

Population Density1,253 /km²

Owner Occupied70%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

Lionwood Infant and Nursery School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lionwood Junior School
0.5 mi
GoodConcerns
St William's Primary School
0.6 mi
-
Heartsease Primary Academy
0.7 mi
GoodConcerns

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

View All Schools

Comparables

View All

20 Harvey Lane
-
£380k
-
The Oaks, 16 Harvey Lane
-
£248k
-
The Oaks, 16 Harvey Lane
-
£290k
-
16D Harvey Lane
-
£1.65M
-

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