Rose Farm, Rookery Lane, Topcroft, Bungay, NR35 2BN

UPRN:2630144733Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: D (60)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Rose Farm, Rookery Lane, Topcroft, Bungay, NR35 2BN

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

£608,000

£548k - £669kMedium

Estimate

£608k

Range

£548k – £669k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

3.39%

Verdict

Derived from HomePortfolio scores

Rose Farm earns an INVESTIGATE rating with HP Score 54/100. Investment score 50/100 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. 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 16Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£725,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,850-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£1,028/mo
Cash on cash: -5.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£608,000

Rent Estimate (pcm)£2,050

Gross Yield3.39%

1y Growth-

3y Growth-3.5%

5y Growth+1.4%

10y Growth+2.9%

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

0NR35 2BN

Approval Rate

-12mo

Development

low

2025/1241
Details of conditions 3, 4, 5, 6, 7, 8, 9 of 2023/3026- (3) Materials (4) Arboricultural Impact Assessment, Tree Protection Plan and Arboricultural Method Statement (5) Details of no- dig construction (6) Proposed routing and precise location of services/soakaways (7) Landscaping Scheme (8) Foul Water and Sewage Disposal (9) Surface Water Drainage
Decided
2025/1159
Variation of conditions 2, 18 and 19 of planning permission 2023/3026 - Omit inbound garage and green roof, reduce size of house and revise size of barn, revisions to windows and roof light arrangement, revised. Revise timescale for undertaking an EPS bat mitigation licence. Revised timeframe for demolition of existing dwelling.
Decided

View Planning Timeline