32 Peter Pulling Drive, Costessey, Norwich, NR8 5GP

UPRN:2630177595Detached House4 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band EEPC: C (77)

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

32 Peter Pulling Drive, Costessey, Norwich, NR8 5GP

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

£381,000

£362k - £400kHigh

Estimate

£381k

Range

£362k – £400k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

4.50%

Verdict

Derived from HomePortfolio scores

32 Peter Pulling Drive earns an INVESTIGATE rating with HP Score 70/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 26Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -5.0% (HIGH), sold-comps -11.4%, £/sqft -11.4%] → 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 Nov 2026
- valuation_snapshotsestimate for 2630177595· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.5%· as of 6 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1500/mo (range 1350-1650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -715/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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 67 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 4 Nov 2026
Risk & liquidity14.6/15
277 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£312/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 2630177595Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.5%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1350-1650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1500/mo (range 1350-1650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 67 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. 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£381,000

Rent Estimate (pcm)£1,500

Gross Yield4.50%

1y Growth-

3y Growth+0.1%

5y Growth+1.7%

10y Growth+3.4%

Last Sold Price£249,995 (2015-06-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NR8 5GP

Approval Rate

-12mo

Development

low

2026/2770
Variation of condition 2 to amend design showing property to be rendered and stone cill & headers added of permission 2025/3090 (which consented to rebuild first floor of existing residential dwelling after fire damage) date of decision 08/12/2025
Pending
2025/3588
Non material amendment of 2025/2405 - Change roof to a warm roof with similar colour tiles
Decided
2025/3295
Erection of a glasshouse to serve existing garden centre and nursery business
Conditions

View Planning Timeline