2 Norwich Road, Stoke Holy Cross, Norwich, NR14 8AB

UPRN:2630141313Detached House7 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: D (60)

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

2 Norwich Road, Stoke Holy Cross, Norwich, NR14 8AB

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,534,000

£1.23M - £1.84MLow

Estimate

£1.53M

Range

£1.23M – £1.84M

Rent Estimate (pcm)

£5,950

£5k - £7k

Monthly

£5,950

Yield

4.78%

Verdict

Derived from HomePortfolio scores

2 Norwich Road earns an INVESTIGATE rating with HP Score 59/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (17/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

17/ 100

Low

Transit & Bike

Transit 37Bike 40

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 5950/mo (range 5350-6550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,064/mo, -35% 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 4 Nov 2026
Risk & liquidity9.2/15
300 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,495,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,350-£6,550

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£926/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - 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_snapshotsrent estimate 5950/mo (range 5350-6550)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 5950/mo (range 5350-6550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,534,000

Rent Estimate (pcm)£5,950

Gross Yield4.78%

1y Growth-

3y Growth-0.5%

5y Growth-0.6%

10y Growth+3.3%

Last Sold Price£925,000 (2005-08-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR14 8AB

Approval Rate

-12mo

Development

low

2026/2392
Request for EIA Scoping Opinion in accordance with Regulation 15 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 in relation to proposed solar photovoltaic installation
Pending
2025/3100
First floor front/side extension and front porch.
Decided
2025/1668
T1 Hawthorn - Fell under an exception of the TPO restrictions for dangerous trees
Decided

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-08-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density80 /km²

Owner Occupied70%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Stoke Holy Cross Primary School
0.6 mi
Good
Newton Flotman Church of England Primary Academy
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Framingham Earl High School
2.3 mi
Good
Poringland Primary School
2.4 mi
Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

42 Norwich Road
-
£600k
-
37A Norwich Road
-
£817k
-
12 Norwich Road
-
£590k
-
36 Norwich Road
-
£590k
-

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