Old Watermill Farm, Cromer Road, Lower Gresham, Norwich, NR11 8RB

UPRN:10034809987Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (54)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Old Watermill Farm, Cromer Road, Lower Gresham, Norwich, NR11 8RB

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£766,000

£728k - £804kHigh

Estimate

£766k

Range

£728k – £804k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

3.90%

Verdict

Derived from HomePortfolio scores

Old Watermill Farm earns an INVESTIGATE rating with HP Score 61/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 27Bike 31

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 -0.5% (HIGH), sold-comps -23.2%, £/sqft -23.2%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10034809987· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%· as of 30 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.68
- valuation_snapshotsrent estimate 2500/mo (range 2200-2850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,541/mo, -62% 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), 50 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 & liquidity14.7/15
228 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

£577,500£885,500

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£770,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,200-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £260,800
Net cash flow: -£868/mo
Cash on cash: -4.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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 10034809987Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2200-2850)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 2500/mo (range 2200-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 50 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£766,000

Rent Estimate (pcm)£2,500

Gross Yield3.90%

1y Growth-

3y Growth+0.3%

5y Growth+1.0%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NR11 8RB

Approval Rate

100%12mo

Development

low

NMA/26/1454
Non-material amendment to planning permission PF/07/0951 (CONVERSION AND EXTENSION OF BARN TO PROVIDE ONE UNIT OF HOLIDAY ACCOMMODATION) to allow amendment of permission description to remove reference to holiday accommodation
Approved
PF/26/1122
Detached single storey outbuilding for study and home gym following removal of detached timber garage
Approved
RV/26/1080
Removal of condition 3 (restricting use to holiday accommodation purposes only) of planning permission PF/07/0951
Approved

View Planning Timeline

Ownership

Corporate Ownership84.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421

Population Density62 /km²

Owner Occupied72%

Age Distribution

0-15 12%16-64 49%65+ 39%

View Area Profile

Schools Nearby

Gresham Village School and Nursery
0.1 mi
Good
St Andrew's School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beeston Hall School
2.6 mi
Inspected by ISI
Sheringham Woodfields School
2.8 mi
Outstanding

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

View All Schools

Comparables

View All

52 Cromer Road
-
£480k
-
Old Mill Barn Cromer Road
-
£795k
-
Oaklea Cromer Road
-
£410k
-
Baileys Barn Cromer Road
-
£645k
-

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