The Lilacs, Rectory Road, Haddiscoe, Norwich, NR14 6PG

UPRN:2630121445Bungalow Property2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Lilacs, Rectory Road, Haddiscoe, Norwich, NR14 6PG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£202,000

£182k - £222kMedium

Estimate

£202k

Range

£182k – £222k

Rent Estimate (pcm)

£750

£700 - £850

Monthly

£750

Yield

4.50%

Verdict

Derived from HomePortfolio scores

The Lilacs earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 34Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£200,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£850

Interest rate5.4%

Loan to value75%

Cash required: £62,800
Net cash flow: -£156/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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£202,000

Rent Estimate (pcm)£750

Gross Yield4.50%

1y Growth+27.9%

3y Growth-0.5%

5y Growth-0.6%

10y Growth+3.3%

Last Sold Price£42,500 (2003-05-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR14 6PG

Approval Rate

-12mo

Development

low

2026/2387
Variation of condition 5 - amendment to wording re foul drain to main sewer) of existing application 2024/0217 (which consented to outline planning permission for a replacement dwelling with all matters reserved except for access) dated 20/12/2024
Conditions
2026/1750
Reserved matters application for appearance, landscaping, layout and scale following outline permission 2024/0217
Pending
2025/3828
Retrospective change of use of an approved agricultural office building to a single dwelling, along with associated internal alterations and the formalisation of a small, well-defined domestic garden area
Pending

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-05-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density-

Owner Occupied80%

Age Distribution

0-15 11%16-64 60%65+ 29%

View Area Profile

Schools Nearby

Glebeland Community Primary School
0.8 mi
Inspected as Glebeland Community Primary School (URN 121014) on 26 Sep 2013
Thurlton Primary School
1.8 mi
Good
Somerleyton Primary School
2.9 mi
Good
Reedham Primary School
3.4 mi
Inspected as Reedham Primary School (URN 120844) on 5 Jun 2019

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

View All Schools

Comparables

View All

Hilldrop Rectory Road
-
£293k
-
Karinya Rectory Road
-
£330k
-
Sherwood Cottage Rectory Road
-
£258k
-
Cherry Lea Rectory Road
-
£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