# 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 |