Coachmans Cottage, Witton Lane, Witton, Norwich, NR13 5DR

UPRN:200004288794Detached House7 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: D (60)

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

Coachmans Cottage, Witton Lane, Witton, Norwich, NR13 5DR

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£948,000

£854k - £1.04MMedium

Estimate

£948k

Range

£854k – £1.04M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

5.01%

Verdict

Derived from HomePortfolio scores

Coachmans Cottage earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is 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)Defra 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

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

5/ 100

Low

Transit & Bike

Transit 38Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 4 bedrooms but the valuation snapshot describes 7 - the UPRN's evidence is for a different home

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£875,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,250-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£426/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£948,000

Rent Estimate (pcm)£3,650

Gross Yield5.01%

1y Growth-

3y Growth-0.3%

5y Growth+0.8%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR13 5DR

Approval Rate

-12mo

Development

low

2026/2861
Non material amendment of 2023/1713 to Install a gable top window, Install a soil vent pipe, Install garage door and Raise screen wall on decking.
Pending
2025/3371
Placement of solar panels onto the south facing roof of the external barn building.
Decided
2025/2180
Proposed single storey rear extension, extending 8m from the rear wall of the original dwelling house, with a maximum height of 4m and an eaves height of 2.20m.
Decided

View Planning Timeline

Ownership

Corporate Ownership86%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,920

Population Density201 /km²

Owner Occupied82%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Little Plumstead Church of England Primary Academy
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brundall Primary School
1.4 mi
Good
Blofield Primary School
1.8 mi
Good
Surlingham Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Witton Grange
-
£710k
-
Witton House Cottage
-
£570k
-
Witton House Cottage
-
£280k
-

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