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

## Property details

- Slug: `632ec2d` (address key hash: `632ec2d9d7cd14d32cc9e1e7000e82bfe233a3e1`)
- Postcode: PE34 3LY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 75 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £251,000 May 2022
- Price per m²: £3,347/m²
- Local average: £129,107 (7 sales)
- Street crime: 278 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £251,000
- Date: 2022-05-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 08/03/2032
- **Current heating cost:** £651/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2170-6062-1514-1167-2114)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2022-05-20 | £251,000 | Terraced | — | £252,887 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/e2d14905-d1cc-4c2d-e053-6b04a8c0422b) |

*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 |
|---------|-------|------|------|
| 13 FOXS LANE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3LY | £251,000 | 20/05/2022 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 BANKSIDE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3JH | £160,000 | 09/12/2025 | Terraced |
| 170 ST PETERS ROAD, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3JF | £104,000 | 22/11/2023 | Terraced |
| 4 WILLOW TREE CLOSE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3QW | £202,500 | 21/07/2023 | Terraced |
| 4 FERRY SQUARE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3JQ | £116,000 | 29/03/2022 | Terraced |
| 24 HARE ROAD, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3PN | £85,000 | 07/01/2022 | Terraced |
| 4 FERRY SQUARE, WEST LYNN, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 3JQ | £70,000 | 30/11/2021 | Terraced |

**Area average:** £122,917 (6 sales)

## Capital growth trend

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

- **5y growth:** 2%
- **10y growth:** -5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.6%
- **5y growth (index):** 10.6%
- **10y growth (index):** 38.8%

## 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:** 0.34% (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:** 4.1%
- **Cost-to-rent:** 24.6×
- **Monthly cashflow:** £-248/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.1%

*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 |