The Coppice, 55 Lynn Road, Heacham, PE31 7JQ

UPRN:100090980222Detached Bungalow3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: E (53)

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

The Coppice, 55 Lynn Road, Heacham, PE31 7JQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£596,000

£566k - £626kHigh

Estimate

£596k

Range

£566k – £626k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

4.20%

Verdict

Derived from HomePortfolio scores

The Coppice earns an INVESTIGATE rating with HP Score 67/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 42Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 23 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.7% (HIGH), sold-comps -42.5%, £/sqft -42.5%] → 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 100090980222· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.6%· as of 23 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2100/mo (range 1850-2300)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 23 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,118/mo, -53% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 334 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 23 Oct 2026
Risk & liquidity14.6/15
257 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

£450,000£690,000

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£599,950

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,850-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £201,283
Net cash flow: -£571/mo
Cash on cash: -3.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 100090980222Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.6%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1850-2300)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 23 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 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 2100/mo (range 1850-2300)
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. 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£596,000

Rent Estimate (pcm)£2,100

Gross Yield4.20%

1y Growth-

3y Growth-0.5%

5y Growth+0.9%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PE31 7JQ

Approval Rate

-12mo

Development

low

24/00373/DISC_A
DISCHARGE OF CONDITIONS 5 & 13 ATTACHED TO PLANNING PERMISSION 24/00373/F - New Dwelling Further to Subdivision of Garden
Pending
26/01262/NT28
The Electronic Communications Code (Conditions and restrictions) Regulations 2003 (as amended) Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus - 10m wooden pole
Approved
26/00933/F
HOUSEHOLDER: Single storey rear extension and alterations to bungalow with the addition of external steps.
Approved

View Planning Timeline