Terraced 3 sales on record

6 WATER MEADOW WAY

DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA

£248,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE38 9HA

Nearby

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

Type	Name	Distance
Train station	Downham Market	0.2 miles
Shop	Unknown	0.2 miles
Bus stop	Railway Station, opp	0.3 miles
Hospital	North Cambridgeshire Hospital	9.4 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

117 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£248,000 Feb 2026

Price per m²

£2,120/m²

Local average

£237,999 (6 sales)

Street crime

45 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 30/07/2019

Expiry date: 29/07/2029

Current heating cost: £444/year

Potential heating cost: £449/year

Recommendations

Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	12/02/2026	£248,000	Terraced	+34.1%	£243,814 to April 2026	View transaction
Sold	14/11/2019	£185,000	Terraced	+21.7%	£222,765 to April 2026	View transaction
Sold	06/07/2006	£152,000	Terraced	—	£255,250 to April 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	£248,000
listed	03/04/2025	£250,000
sold	01/01/2019	£185,000
sold	01/01/2006	£152,000

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
19 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE	£210,000	24/11/2023	Terraced
104 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH	£240,000	30/10/2023	Terraced
17 POPLAR CLOSE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9SN	£159,000	25/08/2023	Terraced
141 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD	£205,000	18/05/2023	Terraced
9 WINDSOR STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9EG	£219,000	05/12/2022	Terraced
108 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH	£238,000	25/11/2022	Terraced
9 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA	£225,000	27/05/2022	Terraced
121 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD	£185,000	08/04/2022	Terraced
RIVERSIDE VIEWS 2 FAIRFIELD ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9ET	£280,000	15/03/2022	Terraced
127 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD	£180,000	25/02/2022	Terraced
18 RUSHMEADOW CRESCENT, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9BT	£220,000	20/01/2022	Terraced
15 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE	£235,000	28/09/2021	Terraced
16 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE	£217,595	24/09/2021	Terraced
137 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD	£195,000	02/09/2021	Terraced
82 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH	£195,000	27/08/2021	Terraced

Area average: £213,573 (15 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 12.2%

10y growth 60.1%

House Price Index (HM Land Registry — official index, not sold-price averages): King's Lynn and West Norfolk. Series: Terraced. As of April 2026.

1y (index) 0.8%

5y (index) 8.9%

10y (index) 39.1%

Rental Range

Estimated market rent for King's Lynn and West Norfolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £842/mo

Realistic £935/mo

Optimistic £1,029/mo

Based on Local Authority from postcode lookup → King's Lynn and West Norfolk.

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
7 St. Edmunds Terrace, Downham Market, Norfolk, PE38 9LR	£1,200/mo	3	0.78 miles	Rightmove

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.48%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £78/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.3%

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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	21
Anti-social behaviour	6
Public order	6
Criminal damage and arson	5
Shoplifting	4
Other theft	2
Other crime	1
Total incidents	45

Within 1 mile during May 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
Nelson Academy	Primary	0.3 miles	Good — 12 Jan 2017
Downham Market Academy	Secondary	0.9 miles	Good — 21 Jun 2022
Downham Market, Hillcrest Primary School	Primary	1.1 miles	Good — 30 Sep 2013
Wimbotsham and Stow Academy	Primary	1.3 miles	Good — 3 Nov 2016
Denver Voluntary Controlled Primary School	Primary	1.4 miles	Good — 25 May 2023

FENSA

No FENSA certificates found for this address.

# 6 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA

## Property details

- Slug: `19acc16` (address key hash: `19acc166da37ae4e95bce2d237bf542c472305ba`)
- Postcode: PE38 9HA
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 117 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £248,000 Feb 2026
- Price per m²: £2,120/m²
- Local average: £237,999 (6 sales)
- Street crime: 45 incidents within 1 mile (May 2026)

## Latest sale

- Price: £248,000
- Date: 2026-02-12
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 29/07/2029
- **Current heating cost:** £444/year

### Recommendations
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7008-3073-6253-6111-6990)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-12 | £248,000 | Terraced | +34.1% | £243,814 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-7cd6-8922-e063-4804a8c094d0) |
| Sold | 2019-11-14 | £185,000 | Terraced | +21.7% | £222,765 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9b361206-86ea-1904-e053-6b04a8c0eeb5) |
| Sold | 2006-07-06 | £152,000 | Terraced | — | £255,250 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/a3a8d83c-ff1a-4a08-a2bc-996170a307a0) |

*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 |
|---------|-------|------|------|
| 6 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £248,000 | 12/02/2026 | Terraced |
| 6 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £185,000 | 14/11/2019 | Terraced |
| 6 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £152,000 | 06/07/2006 | Terraced |

## Historic listings

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

- Matched listing: [160188812](http://87.117.209.195:8080/listings/e3efde2)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £248,000 |
| listed | 2025-04-03 | £250,000 |
| sold | 2019-01-01 | £185,000 |
| sold | 2006-01-01 | £152,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £210,000 | 24/11/2023 | Terraced |
| 104 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH | £240,000 | 30/10/2023 | Terraced |
| 17 POPLAR CLOSE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9SN | £159,000 | 25/08/2023 | Terraced |
| 141 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £205,000 | 18/05/2023 | Terraced |
| 9 WINDSOR STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9EG | £219,000 | 05/12/2022 | Terraced |
| 108 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH | £238,000 | 25/11/2022 | Terraced |
| 9 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £225,000 | 27/05/2022 | Terraced |
| 121 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £185,000 | 08/04/2022 | Terraced |
| RIVERSIDE VIEWS 2 FAIRFIELD ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9ET | £280,000 | 15/03/2022 | Terraced |
| 127 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £180,000 | 25/02/2022 | Terraced |
| 18 RUSHMEADOW CRESCENT, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9BT | £220,000 | 20/01/2022 | Terraced |
| 15 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £235,000 | 28/09/2021 | Terraced |
| 16 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £217,595 | 24/09/2021 | Terraced |
| 137 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £195,000 | 02/09/2021 | Terraced |
| 82 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH | £195,000 | 27/08/2021 | Terraced |

**Area average:** £213,573 (15 sales)

## Capital growth trend

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

- **5y growth:** 12.2%
- **10y growth:** 60.1%

## House Price Index (HM Land Registry)

*Official index for King's Lynn and West Norfolk; Terraced series; as of April 2026.*

- **1y growth (index):** 0.8%
- **5y growth (index):** 8.9%
- **10y growth (index):** 39.1%

## Rental Range

*ONS Price Index of Private Rents (King's Lynn and West Norfolk). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £842/mo
- **Realistic:** £935/mo
- **Optimistic:** £1,029/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 |
|------|------|------|------|------|
| [7 St. Edmunds Terrace, Downham Market, Norfolk, PE38 9LR](http://87.117.209.195:8080/listings/50054da) | £1,200/mo | 3 | 0.78 miles | Rightmove |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £78/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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:** Not in Flood Risk Area (no data)

[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 | 21 |
| Anti-social behaviour | 6 |
| Public order | 6 |
| Criminal damage and arson | 5 |
| Shoplifting | 4 |
| Other theft | 2 |
| Other crime | 1 |
| **Total incidents** | **45** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Nelson Academy | Primary | 0.3 miles | Good — 12 Jan 2017 |
| Downham Market Academy | Secondary | 0.9 miles | Good — 21 Jun 2022 |
| Downham Market, Hillcrest Primary School | Primary | 1.1 miles | Good — 30 Sep 2013 |
| Wimbotsham and Stow Academy | Primary | 1.3 miles | Good — 3 Nov 2016 |
| Denver Voluntary Controlled Primary School | Primary | 1.4 miles | Good — 25 May 2023 |