31 Church Road, Wacton, Norwich, NR15 2UG

UPRN:2630163402Detached House5 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

31 Church Road, Wacton, Norwich, NR15 2UG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£499,000

£475k - £524kHigh

Estimate

£499k

Range

£475k – £524k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

4.44%

Verdict

Derived from HomePortfolio scores

31 Church Road earns an INVESTIGATE rating with HP Score 62/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 19Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.2% (HIGH), sold-comps -6.2%, £/sqft -6.1%] → 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 Oct 2026
- valuation_snapshotsestimate for 2630163402· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 20%· as of 7 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1850/mo (range 1650-2000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -880/mo, -48% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 390 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 6 Nov 2026
Risk & liquidity14.7/15
168 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,650-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£407/mo
Cash on cash: -2.9%
Score at this price: 15

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 2630163402Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 20%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1650-2000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1850/mo (range 1650-2000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 390 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£499,000

Rent Estimate (pcm)£1,850

Gross Yield4.44%

1y Growth-

3y Growth-1.8%

5y Growth-0.3%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NR15 2UG

Approval Rate

-12mo

Development

low

2026/2409
Alteration to the existing garage to include a new home office
Pending
2025/3115
Extension and alterations to existing garage.
Conditions
2025/3046
G1 Laurel hedge - reduce down to 1.5m, removing the 2 x left stems. T1 Silver Birch - dead wood and reduce crown canopy by 1m approx to reshape. Before height 6m, width of 4m leaving a height of 5m and width of 3m approx. T2 Dead Conifer - Remove to ground level. T3 Bay - reduce height by 1m and hedge trim sides. Before height 4m, width 2m leaving a height of 3m and width of 1.5m approx. T4 Conifer - Fell and replant with a Walnut tree.
Decided

View Planning Timeline

Ownership

Corporate Ownership79.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,934

Population Density128 /km²

Owner Occupied80%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Forncett St Peter Church of England Voluntary Aided Primary School
1.0 mi
Good
Manor Field Infant and Nursery School
1.1 mi
Inspected as Manor Field Infant and Nursery School (URN 120919) on 22 Nov 2016
Long Stratton High School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Church of England Junior Academy
1.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Church Road
-
£355k
-
The Old Granary Church Road
-
£625k
-
Church Farm Church Road
-
£540k
-
23 Church Road
-
£370k
-

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