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The Willows, Church Road, Neatishead, Norwich, NR12 8BT

UPRN:10034819834Detached House4 bedsBuilt before 1900
FreeholdCouncil Tax: Band EEPC: D (56)
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-01T04:00:02.547829+00:00)Planning· freshPlanning: fresh, refreshed 3d ago (2026-11-05T06:42:04.998294+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
The Willows, Church Road, Neatishead, Norwich, NR12 8BT

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£763,000
£724k - £801kHigh
Estimate
£763k
Range
£724k – £801k
Rent Estimate (pcm)
£2,450
£2k - £3k
Monthly
£2,450
Yield
3.85%

Verdict

Derived from HomePortfolio scores

The Willows earns an INVESTIGATE rating with HP Score 63/100. Investment score 56/100 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)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
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HP Score
63/ 100
Mixed
Investment Score
56/ 100
Moderate
Crime Score
10/ 100
Low
Walkability
5/ 100
Low
Transit & Bike
Transit 35Bike 31
Walk Score, out of 100

Valuation & Market

Sale Estimate£763,000
Rent Estimate (pcm)£2,450
Gross Yield3.85%
1y Growth+5.6%
3y Growth+1.3%
5y Growth-0.6%
10y Growth+3.0%
Last Sold Price£715,000 (2024-10-29)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseBelow 40 dB
View Full Risk Report

Planning Activity

Recent Apps
3NR12 8BT
Approval Rate
-12mo
Development
low
  • RV/26/2287
    Erection of single storey rear extension, replacement front porch, and installation of roof windows within south-facing roof slope, without complying with condition 2 (approved plans) of planning permission PF/24/1161, to amend plans (1no. less 'letter box' style window on north elevation, 3no. roof windows installed instead of 7no, and 2 glazed panes in rear doors instead of 3 as approved)
    Pending
  • PF/26/1841
    Single storey rear extension to dwelling, single storey extension to front and external alterations associated with conversion of integral garage to habitable space, other external alterations
    Approved
  • CD/26/1720
    Discharge of conditions 4 (ecological enhancement measures & 5 (external lighting) of planning permission PF/24/1161 (Erection of single storey rear extension, replacement front porch, and installation of roof windows within south-facing roof slope)
    Conditions
View Planning Timeline

Ownership

  • Corporate Ownership79.4%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2024-10-29
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
10 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421
Population Density70 /km²
Owner Occupied78%
Age Distribution
0-15 10%16-64 49%65+ 41%
View Area Profile

Schools Nearby

  • Neatishead Church of England Primary School
    0.3 mi
    -
  • Horning Community Primary School
    2.0 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Broadland High Ormiston Academy
    2.4 mi
    Good
  • St John's Community Primary School and Nursery
    2.4 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Glebe House Church Road
    -
    £800k
    -
  • The Willows Church Road
    -
    £715k
    -
  • Watership Down Church Road
    -
    £200k
    -
  • West View Church Road
    -
    £233k
    -