Old Farm, Drabbs Lane, East Ruston, Norwich, NR12 9JE
UPRN:10034791002-Beds -Built 1900-1929
Tenure: -Council Tax: -EPC: E (46)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T08:50:32.503428+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:46:54.654758+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+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 refresh
HP Score
62
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£120,000
£96k - £143kLow
Estimate
£120k
Range
£96k – £143k
Rent Estimate (pcm)
--
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Verdict
Derived from HomePortfolio scores
Old Farm earns an INVESTIGATE rating with HP Score 62/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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
62
HP Score
62/ 100
Mixed
56
Investment Score
56/ 100
Moderate
13
Crime Score
13/ 100
Low
8
Walkability
8/ 100
Low
Transit & Bike
Transit 35Bike 29
Walk Score, out of 100
Valuation & Market
Sale Estimate£120,000
Rent Estimate (pcm)-
Gross Yield-
1y Growth-
3y Growth+1.3%
5y Growth-0.6%
10y Growth+3.0%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NR12 9JE
Approval Rate
-12mo
Development
low
- RejectedNMA/26/2000Non-material amendment of planning permission PF/26/0826 (Erection of two storey side extension) to allow external wall changed from brick to feather edge horizontal boards
- PendingPF/26/1520Single storey extension to outbuilding
- ApprovedCL/26/1521Certificate of existing lawful development for erection of detached timber cabin for use by the by the occupiers of Ruston House, Chapel Road, East Ruston for purposes including a studio/retreat incidental to the residential use of the dwelling
Ownership
- Corporate Ownership79.4%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
28 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£28,421
Population Density-
Owner Occupied74%
Age Distribution
0-15 10%16-64 55%65+ 35%
Schools Nearby
- East Ruston Infant School & Nursery0.5 miGood
- The Stables Independent School1.1 miGood
- Stalham High School2.3 miGoodConcerns
- Stalham Infant School and Nursery2.3 miGood
1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Silcocks House-£345k-
- Silcocks Cottage-£263k-