VINEYARD COTTAGE MILL LANE
Recent sale
£535k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Mill Hall, Mill Lane, Pulham Market, Diss, IP21 4XL
UPRN:2630134634Detached House7 bedsBuilt 2025
FreeholdCouncil Tax: Band EEPC: B (87)
Data freshness:Listing· freshListing: fresh, refreshed yesterday (2026-10-23T04:00:04.135672+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:28:32.268446+00:00)EPC· 5mo agoEPC: stale, refreshed 5mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 2y agoRisk: stale, refreshed 2y ago (2024-12-31T00:00:00+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Valuation estimateUpdated yesterday
£1,294,000
Estimated value
Range: £1.03M - £1.55M|Last sold: £690k (2007-04-11)
Estimate of £1.29M for this detached house. 121 sales in IP21 in the last 12 months; median £340k.
Estimate confidence
Low confidence
Value History
Current estimate
£1.29M
£1.03M - £1.55M - Low confidence
Annualised (CAGR)
-0.99%
Over the full window
Peak estimate
£1.81M
May 2026
From peak
-28.35%
Drawdown from peak
AVM estimate (model)Repeat-sales index - IP21 district (quarterly)index YoY +6.79%
Growth by window
3m
-3.79%
6m
-26.85%
12m
-8.81%
24m
-21.19%
60m
-16.08%
Rental Market
Estimated rent (pcm)
£3,500
/ month
Gross yield
3.36%
Rent ÷ asking price
Net yield
2.32%
Assumes ~31% running costs (not this property's)
Vacancy trend
12-month change
Market Metrics
Median Area Price
£340k
IP21 sales, last 12 months
12m Price Growth
-
IP21 median, Land Registry
Days on Market
86d
IP21 average
Sales & Yield
3 metricsTransactions / 12m
121
IP21 sales
Area Gross Yield
7.68%
IP21 medians
Last Sold
£690k
2007-04-11
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£1,250,000
- SDLT standard£68,750
- SDLT BTL surcharge (5%)£62,500
- Legal, survey + broker (assumed)£2,100
- RefurbishmentNot costed
- Total Cost (excl. refurb)£1,383,350
Funding
- Deposit (25%)£312,500
- Mortgage (75% LTV)£937,500
- Interest Rate (assumed)5.25%
- Mortgage TypeInterest Only
- Cash Required£445,850
Monthly Returns
- Monthly Rent (estimate)£3,500
- Mortgage Payment (IO)-£4,102
- Management (10%)-£350
- Insurance (assumed)-£40
- Maintenance (assumed)-£60
- Monthly Cashflow-£1,052
Capital Returns
- 5yr Property Value£1,307,920
- 5yr Capital Gain (0.91% pa, historical)+£57,920
- 5yr Cumulative Rent (net)+£190,718
- Less mortgage interest-£246,120
- 5yr Total Return+£2,517
Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed.
5-Year Projection
| Year | Property Value | Equity | Cashflow (cumulative) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £1,261,375 | £323,875 | -£12,624 | -£1,249 | -0.3% |
| Year 2 | £1,272,854 | £335,354 | -£24,492 | -£1,638 | -0.4% |
| Year 3 | £1,284,436 | £346,936 | -£35,587 | -£1,151 | -0.3% |
| Year 4 | £1,296,125 | £358,625 | -£45,892 | +£232 | 0.1% |
| Year 5 | £1,307,920 | £370,420 | -£55,402 | +£2,517 | 0.6% |
Modelled on the live asking price. Capital growth 0.91% a year is the IP21 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. ROI is on cash required (£445,850).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
MILL HALL MILL LANE
Recent sale
£690k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
MILL HALL MILL LANE
Recent sale
£613k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
VINEYARD COTTAGE MILL LANE
Recent sale
£58k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Area Economic Intelligence
Signal
£32,934
Median earnings (local authority)
Signal
2,293
Population
Signal
2.1%
Households Deprived