# 21 FOXS LANE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3LY

## Property details

- Slug: `3a3d9a5` (address key hash: `3a3d9a5cfd71949bdd0ae02a738329f1a2d605d9`)
- Postcode: PE34 3LY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 89 m²
- EPC rating: E
- Year built: England and Wales: 1950-1966
- Last sold: £270,000 Aug 2025
- Price per m²: £3,034/m²
- Local average: £251,000 (9 sales)
- Street crime: 278 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £270,000
- Date: 2025-08-18
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 07/12/2030
- **Current heating cost:** £746/year
- **Est. upgrade cost to C:** £20,000

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- X (£1,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2411-3282-7135-2901-3512)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2025-08-18 | £270,000 | Semi-detached | +19.7% | £274,665 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/402a3a66-2c88-a7df-e063-4804a8c0b80d) |
| Sold | 2021-03-04 | £225,500 | Semi-detached | — | £252,882 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/d22473f5-c2d2-7b40-e053-6c04a8c0a630) |

*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 |
|---------|-------|------|------|
| 21 FOXS LANE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3LY | £270,000 | 18/08/2025 | Semi-detached |
| 21 FOXS LANE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3LY | £225,500 | 04/03/2021 | Semi-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 |
|---------|-------|------|------|
| 1 KEMPE ROAD, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3JJ | £179,995 | 13/11/2023 | Semi-detached |
| 39 SCULTHORPE AVENUE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3NF | £279,950 | 22/05/2023 | Semi-detached |
| 27 RIVER WALK, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3LX | £144,500 | 28/02/2023 | Semi-detached |
| 12 WILLOW TREE CLOSE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3QW | £220,000 | 15/09/2022 | Semi-detached |
| 15 WILLOW TREE CLOSE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3QW | £250,000 | 23/08/2022 | Semi-detached |
| 24 SCULTHORPE AVENUE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3NF | £241,000 | 18/08/2022 | Semi-detached |
| 17 WILLOW TREE CLOSE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3QW | £140,000 | 22/07/2022 | Semi-detached |
| 19 SCULTHORPE AVENUE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3NF | £190,000 | 01/07/2022 | Semi-detached |
| 45 SCULTHORPE AVENUE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3NF | £215,000 | 28/09/2021 | Semi-detached |
| 44 SCULTHORPE AVENUE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3NF | £260,000 | 23/09/2021 | Semi-detached |

**Area average:** £212,045 (10 sales)

## Capital growth trend

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

- **10y growth:** 63.2%

## House Price Index (HM Land Registry)

*Official index for King's Lynn and West Norfolk; Semi-detached series; as of May 2026.*

- **1y growth (index):** 3.2%
- **5y growth (index):** 12.3%
- **10y growth (index):** 40.8%

## Rental Range

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

- **Low:** £844/mo
- **Realistic:** £938/mo
- **Optimistic:** £1,032/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 |
|------|------|------|------|------|
| 1 Bed Flat, High St, PE30 | £700/mo | 1 | 0.55 miles | OpenRent |
| 3 Bed Terraced House, Sir Lewis Street, PE30 | £1,000/mo | 3 | 0.61 miles | OpenRent |

**Average rent: £850/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-323/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** 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 | 105 |
| Shoplifting | 47 |
| Public order | 32 |
| Anti-social behaviour | 30 |
| Criminal damage and arson | 19 |
| Other theft | 11 |
| Burglary | 9 |
| Drugs | 8 |
| Other crime | 8 |
| Robbery | 4 |
| Vehicle crime | 3 |
| Bicycle theft | 2 |
| **Total incidents** | **278** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| West Lynn Primary School | Primary | 0.3 miles | Good — 9 Oct 2019 |
| Visiting Teacher Service West | Other | 0.6 miles | — (No rating) |
| Eastgate Academy | Primary | 0.7 miles | Outstanding — 1 Mar 2017 |
| King's Lynn Nursery School | Nursery | 0.7 miles | Good — 12 Sep 2013 |
| Whitefriars Church of England Primary Academy | Primary | 0.9 miles | Outstanding — 17 Jul 2024 |