Detached 2 sales on record

THE RIVERBANK 1 CHURCH ROAD

TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ

£255,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE38 0EJ

Nearby

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

Type Name Distance
Bus stop Station Road 0.4 miles
Shop A.J. Dent 1.4 miles
Train station Downham Market 3.7 miles
Hospital Cambian Meeko House & Home Tree School 10.0 miles
University Cambridge University Boathouse 11.0 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms (EPC estimate)

5

Floor area

130 m²

EPC rating

D

Year built

England and Wales: 2003-2006

Last sold

£255,000 Feb 2026

Price per m²

£1,962/m²

Local average

£361,206 (34 sales)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 08/05/2025

Current heating cost: £882/year

Potential heating cost: £825/year

Est. upgrade cost to C: £14,225

Recommendations

  • Low energy lighting for all fixed outlets (£125)
  • Replace boiler with new condensing boiler (£2,200 - £3,000)
  • Solar water heating (£4,000 - £6,000)
  • High performance external doors (£2,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 20/02/2026 £255,000 Detached +4.1% £255,000 to February 2026 View transaction
Sold 28/10/2004 £245,000 Detached — £468,587 to February 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 £255,000
listed 11/07/2025 £280,000
sold 01/01/2004 £245,000

Photos · Open listing

Open image 1 from listing 87239166 Open image 2 from listing 87239166 Open image 3 from listing 87239166 Open image 4 from listing 87239166 Open image 5 from listing 87239166 Open image 6 from listing 87239166 Open image 7 from listing 87239166 Open image 8 from listing 87239166 Open image 9 from listing 87239166 Open image 10 from listing 87239166 Open image 11 from listing 87239166 Open image 12 from listing 87239166

Sold comparables

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

Address Price Date Type
THE POPLARS 2 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ £270,000 03/04/2023 Detached
25 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ £530,000 14/03/2023 Detached
24 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ £521,500 08/09/2022 Detached
2 NARROW BROOK, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0ED £270,000 09/05/2022 Detached
LYNHURST CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ £165,000 04/08/2021 Detached

Area average: £351,300 (5 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 18%
10y growth 76.2%

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

1y (index) 0.4%
5y (index) 13.8%
10y (index) 44.1%

Rental Range

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

Low £840/mo
Realistic £933/mo
Optimistic £1,026/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 5-bedroom EPC estimate). Student lets are excluded.

Title Rent Beds Distance As seen on
4 Bed Detached House, Station Road, PE38 £1,600/mo 4 0.39 miles OpenRent

Average rent: £1,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%
Max investor price (0.8%) £200,000
Target investor price (1%) £160,000
Gross yield 7.5%
Cost-to-rent ratio 13.3×
Monthly cashflow £411/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 6.7%
  • 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
Total incidents 0

Within 1 mile during Mar 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
Hilgay Riverside Academy Primary 1.4 miles Good — 6 Jul 2022
Southery Academy Primary 2.2 miles — (Inspected (no overall grade))
Denver Voluntary Controlled Primary School Primary 2.8 miles Good — 25 May 2023
Nelson Academy Primary 3.9 miles Good — 12 Jan 2017
Downham Market Academy Secondary 3.9 miles Good — 21 Jun 2022

FENSA

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