9 Thistle Close, Norwich, NR5 9HR

UPRN:200004366803Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: D (65)

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

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

£370,000

£333k - £407kMedium

Estimate

£370k

Range

£333k – £407k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

8.49%

Verdict

Derived from HomePortfolio scores

9 Thistle Close earns an INVESTIGATE rating with HP Score 72/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (51/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

51/ 100

Moderate

Transit & Bike

Transit 36Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +12.2% (MEDIUM), sold-comps +0.0%, £/sqft +0.0%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200004366803· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.1%· as of 28 Oct 2026
Rental economics27.5/40
gross yield 8.5%; range width penalty ×0.98
- valuation_snapshotsrent estimate 2300/mo (range 2200-2450)· as of 13 Oct 2026· verify before relying on this
Stress margin8.2/30
stressed cash flow +189/mo, +8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 66 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 4 Nov 2026
Risk & liquidity12.8/15
249 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 70+ up to £268,000

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,200-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £495/mo
Cash on cash: 5.7%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.10 - 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_snapshotsestimate for 200004366803Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2200-2450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2300/mo (range 2200-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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. Set your walk-away price before viewing - above £268,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£370,000

Rent Estimate (pcm)£2,300

Gross Yield8.49%

1y Growth-

3y Growth-3.9%

5y Growth+0.1%

10y Growth+2.3%

Last Sold Price£117,500 (2000-11-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NR5 9HR

Approval Rate

-12mo

Development

low

2026/3264
New 3-bed dwelling end of terrace to existing together with drainage connection to existing as installed system.
Pending
2026/2760
Outline application with all matters reserved except for access for phased development of approximately 101,523 sqm floorspace (GEA) (excluding plant areas) of Class E(gii) research and development, and hospital and medical related uses, and any other ancillary uses and/or uses which are complementary to the main anchor institutions at Norwich Research Park, together with associated infrastructure works.
Pending
2026/2756
Installation of Photovoltaics on roof
Pending

View Planning Timeline

Ownership

Corporate Ownership82.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-11-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,421

Population Density3,969 /km²

Owner Occupied27%

Age Distribution

0-15 18%16-64 77%65+ 5%

View Area Profile

Schools Nearby

St Michael's VA Junior School
0.8 mi
Good
Chapel Break Infant School
0.8 mi
Outstanding
Clover Hill VA Infant and Nursery School
0.9 mi
Inspected as Clover Hill Infant School and Nursery (URN 120992) on 17 Feb 2011
West Earlham Infant and Nursery School
1.1 mi
-

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Thistle Close
-
£283k
-
5 Thistle Close
-
£185k
-
6 Thistle Close
-
£183k
-
1 Thistle Close
-
£290k
-

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