Courtyard Barn, Pristow Green Lane, Tibenham, Norwich, NR16 1PU

UPRN:2630144186Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: -

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

Courtyard Barn, Pristow Green Lane, Tibenham, Norwich, NR16 1PU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£828,000

£787k - £870kHigh

Estimate

£828k

Range

£787k – £870k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

4.50%

Verdict

Derived from HomePortfolio scores

Courtyard Barn earns an INVESTIGATE rating with HP Score 57/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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 SourcesPortal 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

57/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 29Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge0/15
claims [AVM +3.4% (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 13 Oct 2026
- valuation_snapshotsestimate for 2630144186· as of 13 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3000/mo (range 2650-3300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,300/mo, -43% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 10 Nov 2026
Risk & liquidity14.6/15
127 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,650-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£623/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 2630144186Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3000/mo (range 2650-3300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 3000/mo (range 2650-3300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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. 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.
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£828,000

Rent Estimate (pcm)£3,000

Gross Yield4.50%

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price£620,000 (2018-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0NR16 1PU

Approval Rate

-12mo

Development

low

2026/1504
Erection of 1 no. replacement self/custom build dwelling (followed by the decommissioning of the existing farmhouse to an ancillary outbuilding) and associated detached garage
Pending
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 TypeFreehold
Last Ownership Change2018-05-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density-

Owner Occupied83%

Age Distribution

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

View Area Profile

Schools Nearby

Aslacton Primary School
2.2 mi
Inspected as Aslacton Primary School (URN 120779) on 5 Jul 2012
All Saints Church of England Voluntary Aided Primary School, Winfarthing
2.4 mi
Good
Carleton Rode Church of England Voluntary Aided Primary School
2.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bunwell Primary School
2.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Poppy Fields Pristow Green Lane
-
£440k
-
The Old Orchard Pristow Green Lane
-
£295k
-
Sycamore Farm Pristow Green Lane
-
£829k
-
Green Lane Farm Pristow Green Lane
-
£460k
-

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