2 Hill House Gardens, Cringleford, Norwich, NR4 7RB
UPRN:2630167310Detached House5 bedsBuilt 2003-2006
FreeholdCouncil Tax: Band GEPC: C (77)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:24:47.004588+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T18:38:33.803211+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-11T07:32:38.020541+00:00)
HP Score
72
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£1,389,000
£1.32M - £1.46MHigh
Estimate
£1.39M
Range
£1.32M – £1.46M
Rent Estimate (pcm)
£7,000
£6k - £8k
Monthly
£7,000
Yield
6.05%
Verdict
Derived from HomePortfolio scores
2 Hill House Gardens earns an INVESTIGATE rating with HP Score 72/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (30/100). 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)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
72
HP Score
72/ 100
Mixed
60
Investment Score
60/ 100
Moderate
6
Crime Score
6/ 100
Low
30
Walkability
30/ 100
Mixed
Transit & Bike
Transit 24Bike 55
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,389,000
Rent Estimate (pcm)£7,000
Gross Yield6.05%
1y Growth-
3y Growth-1.8%
5y Growth+0.2%
10y Growth+2.2%
Last Sold Price£805,000 (2021-03-19)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningSignificant
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NR4 7RB
Approval Rate
-12mo
Development
low
- Pending2026/3145Alterations to existing dwelling for conversion of existing garage with new pitched roof
- Pending2026/3051T33 Oak - Crown lift to achieve a clearance height of 5m over the highway
- Pending2026/3004Single storey side extension to form 2no. new consulting rooms
Ownership
- Corporate Ownership79%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2021-03-19
- SourceLand Registry
Connectivity
Broadband (Standard)
8 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£32,934
Population Density-
Owner Occupied91%
Age Distribution
0-15 16%16-64 50%65+ 34%
Schools Nearby
- Cringleford CE VA Primary School0.2 miGoodConcerns
- -Cringleford Prep0.7 mi
- Eaton Hall Specialist Academy1.0 miGood
- Eaton Primary School1.1 miGood
4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 1 Hill House Gardens-£850k-
- 2 Hill House Gardens-£805k-
- 3 Hill House Gardens-£850k-
- 7 Hill House Gardens-£645k-