Sunnyside South, West Road, Forncett St. Peter, Norwich, NR16 1LF

UPRN:2630156964Detached Property9 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Sunnyside South, West Road, Forncett St. Peter, Norwich, NR16 1LF

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£733,000

£659k - £806kMedium

Estimate

£733k

Range

£659k – £806k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

4.44%

Verdict

Derived from HomePortfolio scores

Sunnyside South earns an INVESTIGATE rating with HP Score 60/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 NationsOfcom mobile coverageMarket 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

60/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 30Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 +7.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 2630156964· as of 14 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2500/mo (range 2250-2750)· as of 14 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,140/mo, -46% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 72 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 11 Nov 2026
Risk & liquidity12.8/15
127 sales/12mo in area; valuation range width 20%
- 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£547/mo
Cash on cash: -2.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 2630156964Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2750)Rental economics · as of 14 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2500/mo (range 2250-2750)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£733,000

Rent Estimate (pcm)£2,500

Gross Yield4.44%

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
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0NR16 1LF

Approval Rate

-12mo

Development

low

2026/0739
Demolition of existing outbuilding/sheds and erection of a two-storey barn-style side extension incorporating a part basement living area, with associated single-storey rear extension, modest roof alterations to facilitate connection between existing and proposed roofs, and minor external alterations including porch refurbishment and partial infilling of existing doorway to form a window.
Decided
2025/2985
Replacement of single storey rear conservatory for new single storey garden room
Decided
2025/2603
Upgrade of septic tank with package treatment plant
Unknown

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

7 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 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Tacolneston Church of England Primary Academy
0.9 mi
Inspected as Tacolneston Church of England Primary (URN 121060) on 6 Mar 2018
Bunwell Primary School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Forncett St Peter Church of England Voluntary Aided Primary School
1.6 mi
Good
Carleton Rode Church of England Voluntary Aided Primary School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Westwood House West Road
-
£390k
-
Anstey House West Road
-
£430k
-
Clarian House West Road
-
£387k
-
Westwood House West Road
-
£385k
-

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