Manor Farm House, Church Road, Bacton, Norwich, NR12 0ET

UPRN:10034790086Semi-Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (52)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Manor Farm House, Church Road, Bacton, Norwich, NR12 0ET

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£753,000

£716k - £791kHigh

Estimate

£753k

Range

£716k – £791k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

4.42%

Verdict

Derived from HomePortfolio scores

Manor Farm House earns an INVESTIGATE rating with HP Score 64/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 37Bike 37

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 -6.2% (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 10 Oct 2026
- valuation_snapshotsestimate for 10034790086· as of 10 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.79
- valuation_snapshotsrent estimate 2950/mo (range 2650-3250)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,337/mo, -45% 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), 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
230 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£658/mo
Cash on cash: -2.9%
Score at this price: 15

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10034790086Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2650-3250)Rental economics · as of 10 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 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 2950/mo (range 2650-3250)
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. 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£753,000

Rent Estimate (pcm)£2,950

Gross Yield4.42%

1y Growth-

3y Growth+1.3%

5y Growth-0.6%

10y Growth+3.0%

Last Sold Price£530,000 (2006-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1NR12 0ET

Approval Rate

100%12mo

Development

low

PF/26/2024
Change of use of dwelling to holiday accommodation, construction of open side entrance porch, installation of external cladding and replacement entrance door.
Pending
NMA/26/1992
Non-material amendment of planning permission PF/25/0708 (Erection of single storey side extension and front boundary wall/gate, and cladding of existing dwelling) to allow internal alterations and dimension changes
Rejected
PF/26/1868
Conversion of attached cart shed barn to additional living space for dwelling. Associated external alterations including installation of windows in front elevation
Approved

View Planning Timeline

Ownership

Corporate Ownership79.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-12-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421

Population Density103 /km²

Owner Occupied75%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Bacton Primary School
0.4 mi
Good
Mundesley Infant School
2.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Mundesley Junior School
2.5 mi
Good
Happisburgh Church of England Primary Academy
3.0 mi
Inspected as Happisburgh CofE VA Primary School (URN 121039) on 12 Oct 2021

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Home Farm Church Road
-
£645k
-
Home Farm Church Road
-
£585k
-
The Cottage Church Road
-
£125k
-
Little Barn Church Road
-
£265k
-

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