29 School Lane, Rockland St. Mary, Norwich, NR14 7EU

UPRN:2630137578-Beds -Built 1967-1975

Tenure: -Council Tax: Band EEPC: D (61)

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

29 School Lane, Rockland St. Mary, Norwich, NR14 7EU

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£398,000

£358k - £437kMedium

Estimate

£398k

Range

£358k – £437k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

29 School Lane earns an INVESTIGATE rating with HP Score 65/100. Investment score 52/100 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. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 38Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge-0.6/15
claims [AVM -63.3% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 2630137578· as of 10 Oct 2026
Risk & liquidity12.9/15
300 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 2630137578Valuation edge · as of 10 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£398,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.5%

5y Growth-0.6%

10y Growth+3.3%

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

0NR14 7EU

Approval Rate

-12mo

Development

low

2026/1980
Installation of roof-mounted solar photovoltaic (PV) array on the courtyard-facing roof slopes of the outbuildings
Pending
2025/3896
Single storey carport extension to side, pitched roofs to replace flat roofs with an increased overhang to the front, external cladding to some walls and conversion of part garage.
Decided
2025/3690
Re-development of former pig rearing buildings, demolition of farm shop and ancillary buildings into a solely residential scheme of 5 no. dwellings with associated landscaping and parking areas with an improvement of the sites existing access arrangements onto the A146 with respect to visibility and also improved bus stop facilities. (Resubmission following approvals 2024/3386 & 2024/3387)
Decided

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density124 /km²

Owner Occupied81%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Rockland St Mary Primary School
0.1 mi
Good
Surlingham Primary School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alpington and Bergh Apton Church of England Voluntary Aided Primary School
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Thurton Primary School
2.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

17 School Lane
-
£255k
-
9 School Lane
-
£293k
-
11 School Lane
-
£220k
-
12 School 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