22 Oak Tree Close, Hoveton, Norwich, NR12 8FJ

UPRN:10094473174Bungalow Property2 bedsBuilt 2026

FreeholdCouncil Tax: Band DEPC: A (105)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo ago

22 Oak Tree Close, Hoveton, Norwich, NR12 8FJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

12 of 21 sources

Sale Estimate

£354,000

£336k - £372kHigh

Estimate

£354k

Range

£336k – £372k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

3.75%

Verdict

Derived from HomePortfolio scores

22 Oak Tree Close earns an INVESTIGATE rating with HP Score 63/100. Investment score 51/100 reflects moderate fundamentals. 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 listingsMarket 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)ONS Census 2021Police.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

No data

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -8.5% (HIGH)] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10094473174· as of 9 Nov 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1050-1300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -868/mo, -72% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 192 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
230 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

£307,000£403,000

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£384,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £125,700
Net cash flow: -£465/mo
Cash on cash: -4.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 10094473174Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1050-1300)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1200/mo (range 1050-1300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 192 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£354,000

Rent Estimate (pcm)£1,200

Gross Yield3.75%

1y Growth-

3y Growth+1.3%

5y Growth-0.6%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1NR12 8FJ

Approval Rate

-12mo

Development

low

TW/26/2213
T1 - Beech - To removee as further crown decline since last works
Pending
TW/26/1903
T9 - Red Oak - ht 10m, width 4.3m - To crown reduce and raise offending branches towards the house to create a 2-2.5m clearance. G001 - Mixed species - Various - To crown reduce and raise offending branches towards the house to create a 2-2.5m clearance.
Approved
PF/26/1858
Hybrid planning application seeking: 1) Full application for erection of pumping station and substation, and associated infrastructure and works: and 2) Outline application (access only - all other matters reserved) for development of up to 238 dwellings together with open space, landscaping, associated infrastructure and works.
Pending

View Planning Timeline

Ownership

Corporate Ownership79.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,421

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Broadland High Ormiston Academy
0.3 mi
Good
St John's Community Primary School and Nursery
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tunstead Primary School
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Coltishall Primary School
2.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

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Comparables

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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