Detached 2 sales on record

4 BLACKSMITHS WAY

NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1UU

£285,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE32 1UU

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Narford Road, opp	0.0 miles
Shop	Narborough Stores	0.1 miles
Hospital	Queen Elizabeth Hospital	7.7 miles
Train station	Watlington	8.5 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Floor area

117 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£285,000 Apr 2026

Price per m²

£2,436/m²

Local average

£386,429 (31 sales)

Street crime

14 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: D

Inspection date: 19/09/2025

Expiry date: 18/09/2035

Current heating cost: £1,802/year

Potential heating cost: £1,330/year

Est. upgrade cost to C: £20,960

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (solid floor) (£5,000 - £10,000)
Low energy lighting for all fixed outlets (£300 - £350)
Upgrade heating controls (£220 - £250)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/04/2026	£285,000	Detached	+293.4%	£282,399 to June 2026	View transaction
Sold	31/12/1997	£72,450	Detached	—	£359,308 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£285,000
listed	28/08/2014	£775
sold	01/01/1997	£72,450

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
106 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY	£270,000	10/12/2025	Detached
46 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TH	£290,000	01/12/2025	Detached
15 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS	£345,000	13/10/2023	Detached
1 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF	£146,000	24/07/2023	Detached
107 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF	£170,000	09/03/2023	Detached
103 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF	£158,000	06/01/2023	Detached
BRIDLE HOUSE DENNYS WALK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TA	£285,000	09/12/2022	Detached
42 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX	£275,000	13/10/2022	Detached
22 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX	£250,000	07/10/2022	Detached
CLAIRMAR LYN DENNYS WALK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TA	£305,000	30/09/2022	Detached
30 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TG	£287,500	19/08/2022	Detached
78 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY	£240,000	10/08/2022	Detached
8 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF	£220,000	08/08/2022	Detached
105 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY	£232,000	21/06/2022	Detached
90 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TG	£270,000	29/04/2022	Detached
5 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS	£375,000	04/04/2022	Detached
31 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS	£285,000	16/03/2022	Detached
35 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX	£238,000	11/02/2022	Detached
23 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX	£220,365	20/12/2021	Detached
9 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX	£325,000	29/10/2021	Detached

Area average: £259,343 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 17.3%

10y growth 45.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Breckland. Series: Detached. As of June 2026.

1y (index) 2.4%

5y (index) 16%

10y (index) 38.2%

Rental Range

Estimated market rent for Breckland. Low = conservative, Realistic = average, Optimistic = best case.

Low £833/mo

Realistic £925/mo

Optimistic £1,018/mo

Based on Local Authority from postcode lookup → Breckland.

LHA (30th percentile) floor for Kings Lynn: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Bungalow, Old Vicarage Park, PE32	£2,000/mo	3	0.2 miles	OpenRent

Average rent: £2,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £653/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~397 m² (0.10 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	7
Anti-social behaviour	6
Other theft	1
Total incidents	14

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Narborough Church of England Primary Academy	Primary	0.2 miles	Good — 10 Oct 2018
Cherry Tree Academy Trust Marham Infant	Primary	2.7 miles	Requires improvement — 23 Mar 2023
Cherry Tree Academy Trust Marham Junior	Primary	2.7 miles	Good — 18 Oct 2017
Gayton Church of England Primary Academy	Primary	4.2 miles	Good — 15 May 2012

FENSA

No FENSA certificates found for this address.

# 4 BLACKSMITHS WAY, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1UU

## Property details

- Slug: `07b7222` (address key hash: `07b72226da30d91f3dd3a2a6e0b9021fe3aa9bf8`)
- Postcode: PE32 1UU
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Floor area: 117 m²
- EPC rating: E
- Year built: England and Wales: 1991-1995
- Last sold: £285,000 Apr 2026
- Price per m²: £2,436/m²
- Local average: £386,429 (31 sales)
- Street crime: 14 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £285,000
- Date: 2026-04-01
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 18/09/2035
- **Current heating cost:** £1,802/year
- **Est. upgrade cost to C:** £20,960

### Recommendations
- A (£900 - £1,200)
- W2 (£5,000 - £10,000)
- E (£300 - £350)
- G (£220 - £250)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9811-3054-3201-2115-8200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £285,000 | Detached | +293.4% | £282,399 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3eed-b8d0-e063-4704a8c08d98) |
| Sold | 1997-12-31 | £72,450 | Detached | — | £359,308 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/3721392b-3ff6-4a01-adc1-21fc34420f99) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 BLACKSMITHS WAY, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1UU | £285,000 | 01/04/2026 | Detached |
| 4 BLACKSMITHS WAY, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1UU | £72,450 | 31/12/1997 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [47856842](http://87.117.209.195:8080/listings/d05be49)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £285,000 |
| listed | 2014-08-28 | £775 |
| sold | 1997-01-01 | £72,450 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 106 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY | £270,000 | 10/12/2025 | Detached |
| 46 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TH | £290,000 | 01/12/2025 | Detached |
| 15 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS | £345,000 | 13/10/2023 | Detached |
| 1 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF | £146,000 | 24/07/2023 | Detached |
| 107 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF | £170,000 | 09/03/2023 | Detached |
| 103 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF | £158,000 | 06/01/2023 | Detached |
| BRIDLE HOUSE DENNYS WALK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TA | £285,000 | 09/12/2022 | Detached |
| 42 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX | £275,000 | 13/10/2022 | Detached |
| 22 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX | £250,000 | 07/10/2022 | Detached |
| CLAIRMAR LYN DENNYS WALK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TA | £305,000 | 30/09/2022 | Detached |
| 30 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TG | £287,500 | 19/08/2022 | Detached |
| 78 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY | £240,000 | 10/08/2022 | Detached |
| 8 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TF | £220,000 | 08/08/2022 | Detached |
| 105 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SY | £232,000 | 21/06/2022 | Detached |
| 90 OLD VICARAGE PARK, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1TG | £270,000 | 29/04/2022 | Detached |
| 5 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS | £375,000 | 04/04/2022 | Detached |
| 31 EASTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SS | £285,000 | 16/03/2022 | Detached |
| 35 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX | £238,000 | 11/02/2022 | Detached |
| 23 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX | £220,365 | 20/12/2021 | Detached |
| 9 WESTFIELDS, NARBOROUGH, KING'S LYNN, BRECKLAND, NORFOLK, PE32 1SX | £325,000 | 29/10/2021 | Detached |

**Area average:** £259,343 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 17.3%
- **10y growth:** 45.3%

## House Price Index (HM Land Registry)

*Official index for Breckland; Detached series; as of June 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 16%
- **10y growth (index):** 38.2%

## Rental Range

*ONS Price Index of Private Rents (Breckland). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £833/mo
- **Realistic:** £925/mo
- **Optimistic:** £1,018/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Bungalow, Old Vicarage Park, PE32 | £2,000/mo | 3 | 0.2 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,000/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £653/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 7 |
| Anti-social behaviour | 6 |
| Other theft | 1 |
| **Total incidents** | **14** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Narborough Church of England Primary Academy | Primary | 0.2 miles | Good — 10 Oct 2018 |
| Cherry Tree Academy Trust Marham Infant | Primary | 2.7 miles | Requires improvement — 23 Mar 2023 |
| Cherry Tree Academy Trust Marham Junior | Primary | 2.7 miles | Good — 18 Oct 2017 |
| Gayton Church of England Primary Academy | Primary | 4.2 miles | Good — 15 May 2012 |