The Old Granary, 4 Hall Farm Barns, Reepham Road, Little Witchingham, Norwich, NR9 5FY

UPRN:10096117337TerracedBeds -Built 2023

FreeholdCouncil Tax: Band GEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

The Old Granary, 4 Hall Farm Barns, Reepham Road, Little Witchingham, Norwich, NR9 5FY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£767,000

£613k - £920kLow

Estimate

£767k

Range

£613k – £920k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

2.79%

Verdict

Derived from HomePortfolio scores

The Old Granary earns an INVESTIGATE rating with HP Score 59/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 32Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 2.8%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3250/mo (range 2950-3550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,832/mo, -118% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Risk & liquidity9.2/15
201 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,400,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,950-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £505,050
Net cash flow: -£2,475/mo
Cash on cash: -5.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.69 - 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_snapshotsrent estimate 3250/mo (range 2950-3550)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3250/mo (range 2950-3550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£767,000

Rent Estimate (pcm)£3,250

Gross Yield2.79%

1y Growth-41.0%

3y Growth-0.8%

5y Growth+2.0%

10y Growth+2.8%

Last Sold Price£1,400,000 (2025-06-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1NR9 5FY

Approval Rate

-12mo

Development

low

2026/2583
Proposal to commission the installation of 21 black rectangular non-reflective solar panels attached to single-storey east-facing pantile roof.
Pending
2024/1527
Demolition of single storey pitched roof extension & conservatory & erection of single storey flat roof extension with single storey side extension.
Decided

View Planning Timeline

Ownership

Corporate Ownership85.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-06-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,920

Population Density-

Owner Occupied74%

Age Distribution

0-15 15%16-64 55%65+ 30%

View Area Profile

Schools Nearby

Reepham High School and College
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Reepham Primary School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Great Witchingham Church of England Primary Academy
2.0 mi
Inspected as Great Witchingham Church of England Primary School (URN 121148) on 13 Nov 2013
Cawston Church of England Primary Academy
2.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Hall Farm Barns Reepham Road
-
£475k
-
Hall Farm Barns Reepham Road
-
£1.40M
-
Hall Farm Barns Reepham Road
-
£1.30M
-
Hall Farm Barns Reepham Road
-
£450k
-

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