3 Willow Lane, Banham, Norwich, NR16 2JQ

UPRN:10094468549Detached BungalowBeds -Built 2022

FreeholdCouncil Tax: Band DEPC: B (90)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

3 Willow Lane, Banham, Norwich, NR16 2JQ

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

15 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

3 Willow Lane earns an INVESTIGATE rating with HP Score 69/100. Crime intensity is low. Walkability is limited (27/100). 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 NationsHM 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

No data

Crime Score

19/ 100

Moderate

Walkability

27/ 100

Low

Transit & Bike

Transit 29Bike 37

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +6.5%, £/sqft +6.4%] → 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; AVM excluded (no market estimate available)
no market estimate available · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 2.7%· as of 29 Sept 2026
Risk & liquidity9/15
127 sales/12mo in area
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 2.7%Valuation edge · as of 29 Sept 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price£395,000 (2022-10-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR16 2JQ

Approval Rate

-12mo

Development

low

PL/2026/0893/VAR
Variation of Condition 2 on planning approval PL/2026/0008/HOU - Change garage flat roof to pitched roof
Pending
PL/2026/0764/HOU
Demolition of existing detached garage and shed. Demolition of existing conservatory. Construction of single storey Garden Room & single storey Porch extension to existing residential dwelling. Formation of a detached car port / store building.
Pending
PL/2026/0709/TCA
T13 - Apple - Ht 5m - To cut back growth from the building by 4m
Pending

View Planning Timeline

Ownership

Corporate Ownership79.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-10-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density46 /km²

Owner Occupied65%

Age Distribution

0-15 16%16-64 62%65+ 22%

View Area Profile

Schools Nearby

Banham Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Acorn Park School
0.7 mi
Inspected by ISI
Kenninghall Primary School
2.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Old Buckenham High School
2.5 mi
Good

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Willow Lane
-
£395k
-
2 Willow Lane
-
£395k
-
1 Willow Lane
-
£388k
-

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