Mill Hall, Mill Lane, Pulham Market, Diss, IP21 4XL

UPRN:2630134634Detached House7 bedsBuilt 2025

FreeholdCouncil Tax: Band EEPC: B (87)

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

Mill Hall, Mill Lane, Pulham Market, Diss, IP21 4XL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,294,000

£1.03M - £1.55MLow

Estimate

£1.29M

Range

£1.03M – £1.55M

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

3.36%

Verdict

Derived from HomePortfolio scores

Mill Hall earns an INVESTIGATE rating with HP Score 63/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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

63/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 22Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 23 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -49.5%, £/sqft -49.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 6.8%· as of 19 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.60
- valuation_snapshotsrent estimate 3500/mo (range 2950-4000)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,831/mo, -81% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 569 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 23 Oct 2026
Risk & liquidity9.2/15
121 sales/12mo in area; valuation range width 40%
- 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £2,950-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,796/mo
Cash on cash: -4.8%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.83 - 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

property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 6.8%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 3500/mo (range 2950-4000)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 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 3500/mo (range 2950-4000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 569 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. 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£1,294,000

Rent Estimate (pcm)£3,500

Gross Yield3.36%

1y Growth-

3y Growth-2.0%

5y Growth+0.9%

10y Growth+2.5%

Last Sold Price£690,000 (2007-04-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP21 4XL

Approval Rate

-12mo

Development

low

2026/3087
T4 Ash - Fell, T5 Ash - Reduce height from approx. 15m to 10m and width from approx. 12m to 8m, T6 Yew - Reduce height from approx. 9m to 5m and width from approx. 9m to 5m, T7 Oak - Reduce height from approx. 15m to 10m and width from approx. 12m to 8m and remove limbs overhanging neighbours driveway on western aspect, T8 Apple - Reduce height from approx. 10m to 6m and width from approx. 8m to 4m, T9 Cupressus - Reduce height from approx. 12m to 8m and width from approx. 6m to 4m, T10 Beech - Fell
Pending
2026/2249
Details reserved by condition 3 (materials schedule), 4 (drawings 17 & 18), 5 (Brick panel photos) of 2025/3023
Approved
2025/3229
G1 Conifer group on bank - to remove to near ground level and grind out stumps
Decided

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-04-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density68 /km²

Owner Occupied70%

Age Distribution

0-15 15%16-64 54%65+ 31%

View Area Profile

Schools Nearby

Pulham Church of England Primary Academy
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tivetshall Community Primary School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Aslacton Primary School
3.1 mi
-
Manor Field Infant and Nursery School
3.3 mi
-

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

View All Schools

Comparables

View All

Vineyard Cottage Mill Lane
-
£535k
-
Mill Hall Mill Lane
-
£690k
-
Mill Hall Mill Lane
-
£613k
-
Vineyard Cottage Mill Lane
-
£58k
-

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