Gates Cottage, The Street, Tibenham, Norwich, NR16 1QA

UPRN:2630144214Semi-Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: D (66)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Gates Cottage, The Street, Tibenham, Norwich, NR16 1QA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£319,000

£303k - £335kHigh

Estimate

£319k

Range

£303k – £335k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

5.06%

Verdict

Derived from HomePortfolio scores

Gates Cottage earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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 NationsMarket 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

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

9/ 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 -0.3% (HIGH), sold-comps -9.2%, £/sqft -9.3%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 2630144214· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21%· as of 1 Nov 2026
Rental economics0.5/40
gross yield 5.1%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1350/mo (range 1250-1450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -488/mo, -36% 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: 1 price cut(s), 61 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

£240,000£368,000

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£320,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £103,300
Net cash flow: -£145/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 2630144214Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1450)Rental economics · as of 9 Nov 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

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 1350/mo (range 1250-1450)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 61 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. 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£319,000

Rent Estimate (pcm)£1,350

Gross Yield5.06%

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price£285,000 (2016-11-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1NR16 1QA

Approval Rate

-12mo

Development

low

2026/3318
Variation of condition 3 of original planning reference 2025/1006 dated 25/07/2025 to allow for a change in wording to condition 3 to The first-floor bathroom window in the northern elevation hereby approved shall be fitted with a window restrictor and obscure glazed to a specification of not less than the equivalent of classification 3 of Pilkington Glass and shall remain so in perpetuity.
Pending
2026/1496
Internal alterations and change of use of an existing detached building to an ancillary residential annex to the main dwelling.
Conditions
2025/1236
Revisions to previously approved south elevation
Decided

View Planning Timeline

Ownership

Corporate Ownership79.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-11-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

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
1.6 mi
Inspected as Aslacton Primary School (URN 120779) on 5 Jul 2012
Bunwell Primary School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Carleton Rode Church of England Voluntary Aided Primary School
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Forncett St Peter Church of England Voluntary Aided Primary School
2.4 mi
Good

0 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Hastings Hall The Street
-
£800k
-
Church Lodge The Street
-
£660k
-
The Old School House The Street
-
£280k
-
Gates Cottage The Street
-
£285k
-

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