Grange Farm, Long Row, Tibenham, Norwich, NR16 1PA

UPRN:2630144124-Beds -Built before 1900

Tenure: -Council Tax: Band EEPC: G (13)

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

Grange Farm, Long Row, Tibenham, Norwich, NR16 1PA

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£655,000

£524k - £785kLow

Estimate

£655k

Range

£524k – £785k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

7.05%

Verdict

Derived from HomePortfolio scores

Grange Farm earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 NationsMarket 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

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 29Bike 26

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 economics12.7/40
gross yield 7.0%; range width penalty ×0.77; the estimate this rent rides on sits 39% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2350/mo (range 2100-2600)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -90/mo, -4% 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 3 Nov 2026
Risk & liquidity9.3/15
127 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£400,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,100-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £277/mo
Cash on cash: 2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - clears 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 2350/mo (range 2100-2600)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 2350/mo (range 2100-2600)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£655,000

Rent Estimate (pcm)£2,350

Gross Yield7.05%

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NR16 1PA

Approval Rate

-12mo

Development

low

2026/0779
Demolition of the existing conservatory and erection of a new single storey extension to the rear
Decided
2025/1305
Proposed single storey extension
Decided
2024/2119
Lawful development certificate (existing) for use as dwelling house within Class C3(a) contrary to agricultural occupancy restrictions in permissions reference DE9652 CA dated 3.8.1973 and DE10026 CA dated 26.10.1973
Decided

View Planning Timeline

Ownership

Corporate Ownership79.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density56 /km²

Owner Occupied83%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

All Saints Church of England Voluntary Aided Primary School, Winfarthing
1.9 mi
Good
Tivetshall Community Primary School
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Burston Community Primary School
2.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Aslacton Primary School
2.8 mi
Inspected as Aslacton Primary School (URN 120779) on 5 Jul 2012

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

View All Schools

Comparables

View All

Bridge Barn Long Row
-
£950k
-
Bridge House Long Row
-
£470k
-
Waterloo Cottages Long Row
-
£454k
-
Waterloo Cottages Long Row
-
£405k
-

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