3 Tibbenham House, 112–114 Thorpe Road, Norwich, NR1 1RT

UPRN:10090485883Flat/Maisonette1 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band AEPC: D (68)

Data freshness:Listing· freshPlanning· freshOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

3 Tibbenham House, 112–114 Thorpe Road, Norwich, NR1 1RT

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£174,000

£165k - £183kHigh

Estimate

£174k

Range

£165k – £183k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

8.00%

Verdict

Derived from HomePortfolio scores

3 Tibbenham House earns an INVESTIGATE rating with HP Score 79/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 3Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 6 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +13.8% (HIGH), sold-comps +4.5%, £/sqft +4.2%] → measured edge +0.50pp 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 9 Nov 2026
- valuation_snapshotsestimate for 10090485883· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.6%· as of 8 Nov 2026
Rental economics21.6/40
gross yield 8.0%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 900-1050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -49/mo, -5% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 92 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 6 Nov 2026
Risk & liquidity14.6/15
328 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

£112,500£172,500

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£150,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £186/mo
Cash on cash: 4.8%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - clears 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 10090485883Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.6%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1050)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 900-1050)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£174,000

Rent Estimate (pcm)£1,000

Gross Yield8.00%

1y Growth-

3y Growth-1.5%

5y Growth+0.0%

10y Growth+2.2%

Last Sold Price£167,500 (2016-08-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3NR1 1RT

Approval Rate

100%12mo

Development

low

26/01066/TCA
Lime (T1): ht 15m S 9m. To crown raise to 5.2m over the highway and footpath. Crown reduce the height by 3.5m and spread by 3-4m (to cover extended limbs too); Sycamore x3 (G2): ht 6.5m - to re-coppice; Mixed Hedge (H3): ht 4-6m - To cut back to the wall; Yew (T4): ht 6m - To remove due to wall damage; Plum (T5): ht 6m S 5m - To raise to 3.2m and reduce by 1.5m; Fir (T6): ht 13m - To remove the branches touching the building and 0.5m above for clearance.
Pending
26/01065/TCA
T1 Lime - Height 25m & Spread 18m: Crown raise over the drive by 3-3.5m & to raise to 2m above the shed roofs. To free up phone lines, to reduce the branches away from the main house by 2-2.5m.
Pending
26/01048/A
Display of: 3no. externally illuminated fascia signs 2no. externally illuminated hanging signs 2no. internally illuminated neon signs 10no. branded panel screens.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-08-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,421

Population Density2,911 /km²

Owner Occupied35%

Age Distribution

0-15 8%16-64 82%65+ 10%

View Area Profile

Schools Nearby

Lionwood Infant and Nursery School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Charles Darwin Primary School
0.3 mi
-
Lionwood Junior School
0.5 mi
GoodConcerns
Norwich School
0.6 mi
Inspected by ISI

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

118 Thorpe Road
-
£705k
-
106 Thorpe Road
-
£1.80M
-
Tibbenham House, 112 - 114 Thorpe Road
-
£170k
-
118A Thorpe Road
-
£1.30M
-

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