Ranworth House, The Moorings, Ferry Cott Lane, Horning, Norwich, NR12 8PP

UPRN:10034811001Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Ranworth House, The Moorings, Ferry Cott Lane, Horning, Norwich, NR12 8PP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£596,000

£566k - £625kHigh

Estimate

£596k

Range

£566k – £625k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.00%

Verdict

Derived from HomePortfolio scores

Ranworth House earns an INVESTIGATE rating with HP Score 69/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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

69/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 35Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£600,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£640/mo
Cash on cash: -3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£596,000

Rent Estimate (pcm)£2,000

Gross Yield4.00%

1y Growth-28.7%

3y Growth+1.3%

5y Growth-0.6%

10y Growth+3.0%

Last Sold Price£465,000 (2019-04-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR12 8PP

Approval Rate

-12mo

Development

low

TW/26/2199
Crown Reduce - 2 x Silver Birch & 2 x Alder trees by 1-1.5m at top and sides. Current height roughly 20ft.
Pending
BA/2026/0274/HOUSEH
Replace 4 timber windows frames with aluminium and 2 timber doors with GRP-covered timber
Pending
BA/2026/0261/TCAA
T1: Willow (ht 12m s 14m) - re-pollard to 4-5m above ground level. T2: Alder (ht 8m) - coppice to 1m stump. T3: Willow (ht 13m S 6m) - re-pollard to approximately 4-6m above ground level. T4: Silver Birch (ht 9m) - remove. T5: Alder (ht 8m) - pollard at 5-6m above ground level. T6: Willow (ht 5m S 8m) - re-pollard at previous cuts. T7-T11: Willows (ht 5m) - re-pollard to previous cuts.
Approved

View Planning Timeline

Ownership

Corporate Ownership79.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-04-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421

Population Density-

Owner Occupied78%

Age Distribution

0-15 10%16-64 49%65+ 41%

View Area Profile

Schools Nearby

Horning Community Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Neatishead Church of England Primary School
2.2 mi
-
St John's Community Primary School and Nursery
2.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Broadland High Ormiston Academy
2.6 mi
Good

5 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Moorings Ferry Cott Lane
-
£535k
-
Burehaven Ferry Cott Lane
-
£1.02M
-
The Moorings Ferry Cott Lane
-
£125k
-
Owls Dene Ferry Cott Lane
-
£1.10M
-

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