Vale Farm, Dereham Road, Reepham, Norwich, NR10 4QX

UPRN:200004289237Detached Bungalow3 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: D (56)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Vale Farm, Dereham Road, Reepham, Norwich, NR10 4QX

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,093,000

£875k - £1.31MLow

Estimate

£1.09M

Range

£875k – £1.31M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

6.22%

Verdict

Derived from HomePortfolio scores

Vale Farm earns an INVESTIGATE rating with HP Score 68/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). 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)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

68/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 20Bike 60

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 economics7.3/40
gross yield 6.2%; range width penalty ×0.74; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4150/mo (range 3650-4600)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -455/mo, -11% 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 5 Nov 2026
Risk & liquidity9.2/15
223 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£800,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,650-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: £173/mo
Cash on cash: 0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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_snapshotsrent estimate 4150/mo (range 3650-4600)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 4150/mo (range 3650-4600)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,093,000

Rent Estimate (pcm)£4,150

Gross Yield6.22%

1y Growth-

3y Growth-3.2%

5y Growth+1.1%

10y Growth+3.3%

Last Sold Price£780,000 (2026-02-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1NR10 4QX

Approval Rate

-12mo

Development

low

2026/3296
T1 - Ash Tree to fell to ground level, T2 - Laurel to reduce in height approx 3m - after height 4-5m
Pending
FUL/2026/0031
Proposed standalone specialist resource base (SRB) with associated car parking extension, air source heat pump, secure external activity area, cycle storage, bin store, alterations to hard and soft landscaping and associated works.
Pending
2026/2277
Proposed single storey rear extension to replace existing garage and outbuilding
Conditions

View Planning Timeline

Ownership

Corporate Ownership88.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2026-02-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

30 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,920

Population Density80 /km²

Owner Occupied64%

Age Distribution

0-15 13%16-64 56%65+ 31%

View Area Profile

Schools Nearby

Reepham High School and College
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Reepham Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Great Witchingham Church of England Primary Academy
2.7 mi
Inspected as Great Witchingham Church of England Primary School (URN 121148) on 13 Nov 2013
Bawdeswell Community Primary School
3.1 mi
Good

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Vale Farm Barn
-
£780k
-
Broomhill
-
£308k
-
Vale Farm Barn
-
£480k
-
Vale Farm
-
£564k
-

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