7 Church Lane, Barford, Norwich, NR9 4AY

UPRN:2630101461Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band BEPC: D (63)

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

7 Church Lane, Barford, Norwich, NR9 4AY

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£305,000

£290k - £320kHigh

Estimate

£305k

Range

£290k – £320k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

5.38%

Verdict

Derived from HomePortfolio scores

7 Church Lane earns an INVESTIGATE rating with HP Score 70/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (38/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

38/ 100

Mixed

Transit & Bike

Transit 34Bike 40

Walk Score, out of 100

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 +4.9% (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 Oct 2026
- valuation_snapshotsestimate for 2630101461· as of 9 Oct 2026
Rental economics2.5/40
gross yield 5.4%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1150-1400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -398/mo, -31% 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: 2 price cut(s), 260 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 & liquidity14.7/15
201 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

£217,500£333,500

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£290,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £92,800
Net cash flow: -£79/mo
Cash on cash: -1.0%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 2630101461Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1400)Rental economics · as of 9 Oct 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 1300/mo (range 1150-1400)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 260 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£305,000

Rent Estimate (pcm)£1,300

Gross Yield5.38%

1y Growth-

3y Growth-0.8%

5y Growth+2.0%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR9 4AY

Approval Rate

-12mo

Development

low

2026/1510
Details for conditions 2 - Facing Materials & 8 - Archaeology Report of permission 2021/1293
Approved
2025/3248
Upgrade of septic tank with package treatment plant
Unknown
2025/0818
Demolition of porch canopy and erection of porch extension.
Decided

View Planning Timeline

Ownership

Corporate Ownership85.6%
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£32,934

Population Density-

Owner Occupied78%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

Barford Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Barnham Broom Church of England Voluntary Aided Primary School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Peter's CofE Primary Academy, Easton
2.4 mi
Good
The Lighthouse
2.4 mi
Good

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

View All Schools

Comparables

View All

16 Church Lane
-
£190k
-
The Old Hall Church Lane
-
£1.52M
-
Vine Cottage Church Lane
-
£468k
-
14 Church Lane
-
£415k
-

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