Highfields Farmhouse, The Street, Thorpe Abbotts, Diss, IP21 4JA

UPRN:2630103570Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Highfields Farmhouse, The Street, Thorpe Abbotts, Diss, IP21 4JA

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£950,000

£855k - £1.04MMedium

Estimate

£950k

Range

£855k – £1.04M

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

3.22%

Verdict

Derived from HomePortfolio scores

Highfields Farmhouse earns an INVESTIGATE rating with HP Score 54/100. Investment score 50/100 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 SourcesPortal 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

54/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 21Bike 25

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 +0.0% (MEDIUM)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 2630103570· as of 9 Oct 2026
Rental economics0/40
gross yield 3.2%; range width penalty ×0.61
- valuation_snapshotsrent estimate 2550/mo (range 2200-2950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,264/mo, -89% 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: 1 price cut(s), 432 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 & liquidity12.8/15
116 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 sensitivity

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,200-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£1,441/mo
Cash on cash: -5.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.80 - 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_snapshotsestimate for 2630103570Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2200-2950)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 2550/mo (range 2200-2950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 432 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.
1 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£950,000

Rent Estimate (pcm)£2,550

Gross Yield3.22%

1y Growth-

3y Growth-2.5%

5y Growth+0.1%

10y Growth+1.6%

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

0IP21 4JA

Approval Rate

-12mo

Development

low

2026/2407
Change of use and conversion of an existing agricultural building to a single self-build dwelling, including the erection of a new single-storey extension linked to the existing building via a glazed connection.
Pending
2025/2454
T1- Fell- Rowan
Decided
2025/1569
T1 Walnut- Fell. T2 Cedar- Reduce height from 15m to 11.5m. Reduce width from 9m to 7m
Decided

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density-

Owner Occupied76%

Age Distribution

0-15 13%16-64 54%65+ 33%

View Area Profile

Schools Nearby

Dickleburgh Church of England Primary Academy (With Pre-School)
2.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Edmund's Primary School
2.3 mi
Inspected as St Edmund's Primary School (URN 124591) on 12 Feb 2014
Scole Church of England Primary Academy
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Harleston Sancroft Academy (a 3-16 Church of England School)
3.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Highfields Mews Mill Lane
-
£545k
-
Highfield Lodge Mill Lane
-
£700k
-
Highfields Mews Mill Lane
-
£450k
-
The Retreat The Street
-
£320k
-

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