Mayfly Cottage, The Street, Pulham St. Mary, Diss, IP21 4RD

UPRN:2630135197Bungalow Property2 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (52)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Mayfly Cottage, The Street, Pulham St. Mary, Diss, IP21 4RD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£369,000

£350k - £387kHigh

Estimate

£369k

Range

£350k – £387k

Rent Estimate (pcm)

£1,000

£850 - £1k

Monthly

£1,000

Yield

3.43%

Verdict

Derived from HomePortfolio scores

Mayfly Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 22Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 Nov 2026

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

Check before relying on this score: the advert has 4 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +5.1% (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 12 Oct 2026
- valuation_snapshotsestimate for 2630135197· as of 12 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.70
- valuation_snapshotsrent estimate 1000/mo (range 850-1100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -872/mo, -87% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 91 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 9 Nov 2026
Risk & liquidity14.6/15
116 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £850-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£489/mo
Cash on cash: -5.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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 2630135197Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 850-1100)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1000/mo (range 850-1100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 91 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£369,000

Rent Estimate (pcm)£1,000

Gross Yield3.43%

1y Growth+6.8%

3y Growth-2.5%

5y Growth+0.1%

10y Growth+1.6%

Last Sold Price£227,500 (2015-01-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2IP21 4RD

Approval Rate

100%12mo

Development

low

2026/2578
T1 - Horse Chestnut - reducing the height from approximately 18 metres to 10 metres and the crown spread from approximately 10.5 metres to 6 metres.
Pending
2026/2497
Change of use of agricultural building to two residential dwellings following Class Q approval (2026/0510)
Pending
2026/2449
G1 Group of trees/bushes consisting of Yew and Plum (8m in height). To be Felled to ground level. T1 Hawthorn (8m tall) Fell to ground level. T2 Ash (9m tall) Fell to ground level. T3 Twin stemmed Sycamore (16m tall). Crown reduction of 3m in height and 2m side. T4 Poplar (17m tall) Fell to ground level. T5 Spruce (16m tall) Fell to ground level. T6 Plum (6m tall) Fell to ground level.
Approved

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-01-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 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
0.8 mi
Inspected as Pulham Church of England Primary School (URN 121051) on 10 Jun 2025
The Harleston Sancroft Academy (a 3-16 Church of England School)
2.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tivetshall Community Primary School
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Dickleburgh Church of England Primary Academy (With Pre-School)
3.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

The Country Store The Street
-
£130k
-
Rambling Rose The Street
-
£225k
-
Sambe The Street
-
£130k
-
The Old Forge The Street
-
£300k
-

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