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
University	Cambridge University Boathouse	11.0 miles
Hospital	North Cambridgeshire Hospital	11.4 miles

Property details

Tenure

Freehold

Property type

Detached

Last sold

£255,000 Feb 2026

Local average

£361,206 (34 sales)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£255,000	Detached	+4.1%	£250,618 to April 2026	View transaction
Sold	28/10/2004	£245,000	Detached	—	£455,640 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

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 property type.

Capital growth trend

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

5y growth 16.3%

10y growth 45.8%

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

1y (index) 0.9%

5y (index) 8.7%

10y (index) 37.4%

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 from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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
7 St. Edmunds Terrace, Downham Market, Norfolk, PE38 9LR	£1,200/mo	3	3.69 miles	Rightmove

Average rent: £1,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 6.6%

Cost-to-rent ratio 15.2×

Monthly cashflow £231/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.7%

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 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
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

No FENSA certificates found for this address.

# THE RIVERBANK 1 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ

## Property details

- Slug: `26e4b18` (address key hash: `26e4b18dd8dcabd6967edcdf0ef8c6db4f4ec14d`)
- Postcode: PE38 0EJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Last sold: £255,000 Feb 2026
- Local average: £361,206 (34 sales)

## Latest sale

- Price: £255,000
- Date: 2026-02-20
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £255,000 | Detached | +4.1% | £250,618 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-7cad-8922-e063-4804a8c094d0) |
| Sold | 2004-10-28 | £245,000 | Detached | — | £455,640 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50ba0623-765f-4419-a818-a9e180a3a95d) |

*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 |
|---------|-------|------|------|
| THE RIVERBANK 1 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ | £255,000 | 20/02/2026 | Detached |
| THE RIVERBANK 1 CHURCH ROAD, TEN MILE BANK, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 0EJ | £245,000 | 28/10/2004 | Detached |

## Sold Comparables

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

| 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)

## Capital growth trend

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

- **5y growth:** 16.3%
- **10y growth:** 45.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 8.7%
- **10y growth (index):** 37.4%

## 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 from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 |
| [7 St. Edmunds Terrace, Downham Market, Norfolk, PE38 9LR](http://87.117.209.195:8080/listings/50054da) | £1,200/mo | 3 | 3.69 miles | Rightmove |

**Average rent: £1,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.7%

*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

- **Total incidents:** 0

*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 |
|------|------|----------|--------|
| 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 |