High Common Cottage, Wymondham Road, Wreningham, Norwich, NR16 1AY

UPRN:2630146650Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

High Common Cottage, Wymondham Road, Wreningham, Norwich, NR16 1AY

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£966,000

£773k - £1.16MLow

Estimate

£966k

Range

£773k – £1.16M

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.98%

Verdict

Derived from HomePortfolio scores

High Common Cottage earns an INVESTIGATE rating with HP Score 60/100. 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 31Bike 30

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 5.0%; range width penalty ×0.75; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3300/mo (range 2900-3650)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,058/mo, -32% 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 5 Nov 2026
Risk & liquidity9.2/15
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£795,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,900-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£399/mo
Cash on cash: -1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 3300/mo (range 2900-3650)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3300/mo (range 2900-3650)

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£966,000

Rent Estimate (pcm)£3,300

Gross Yield4.98%

1y Growth-

3y Growth+0.2%

5y Growth-0.1%

10y Growth+3.6%

Last Sold Price£739,800 (2019-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NR16 1AY

Approval Rate

100%12mo

Development

low

2026/2777
Details of condition 18 (BNG credit information) of 2024/2266
Pending
2026/2006
Details reserved by condition 3 ,4 ,6 and 11 of 2024/2266 - 3 Materials Schedule, 4 Boundary Treatments Plan, 6 External Lighting Plan, 11 Air Source Data Sheet
Approved
2025/1186
Details of conditions 3, 4, 5, 6, 7, 10, 11, 13 and 14 of 2023/3836- (3) Materials (4) Archaeological written scheme of investigation (5) Programme of historic building recording (6) Boundary treatment plan (7) Landscaping scheme (10) Air Source Heat Pump details (11) External Lighting details (13) Mitigation and Enhancement measures of the Bat Survey (14) Mitigation and Enhancement measures of the Preliminary Ecology Appraisal
Decided

View Planning Timeline

Ownership

Corporate Ownership79.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-09-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density111 /km²

Owner Occupied84%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Wreningham VC Primary School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Silfield Oak Primary Academy
1.6 mi
-
Browick Road Primary and Nursery School
2.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Wymondham High Academy
2.4 mi
Good

8 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

High Common Farm Wymondham Road
-
£910k
-
High Common Cottage Wymondham Road
-
£740k
-
High House Farm Wymondham Road
-
£600k
-
High Common Cottage Wymondham Road
-
£800k
-

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