Terraced

13 WINGFIELDS

DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AR

£295,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE38 9AR

Nearby

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

Type	Name	Distance
Bus stop	Park Lane, opp	0.1 miles
Shop	Kings Downham Market	0.5 miles
Train station	Downham Market	0.9 miles
Hospital	Queen Elizabeth Hospital	11.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Last sold

£295,000 Feb 2026

Local average

£235,999 (5 sales)

Street crime

38 incidents within 1 mile (Apr 2026)

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	03/02/2026	£295,000	Terraced	—	£293,462 to March 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
26 LONDON ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AT	£185,000	19/12/2022	Terraced
45 LONDON ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AT	£156,000	09/06/2022	Terraced
7 OAKFIELD CLOSE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9BN	£235,000	12/05/2022	Terraced
2C PARK LANE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9RN	£188,000	16/07/2021	Terraced

Area average: £191,000 (4 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 92%

10y growth 12.1%

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

1y (index) 1%

5y (index) 12.6%

10y (index) 40.7%

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 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, Paradise Court, PE38	£650/mo	1	0.56 miles	OpenRent
3 Bed Terraced House, Playhouse Yard, PE38	£975/mo	3	0.58 miles	OpenRent
2 Bed Flat, High Street, PE38	£527/mo	2	0.63 miles	OpenRent
4 Bed Semi-Detached House, Primrose Avenue, PE38	£1,500/mo	4	0.68 miles	OpenRent
2 Bed End Terrace, Lynn Road, PE38	£825/mo	2	0.82 miles	OpenRent
1 Bed Flat, Coriander Road, PE38	£675/mo	1	1.05 miles	OpenRent
1 Bed Flat, Otter Close, PE38	£800/mo	1	1.07 miles	OpenRent
4 Bed Detached House, Downham Market, PE38	£1,300/mo	4	1.12 miles	OpenRent
2 Bed End Terrace, Rosemary Way, PE38	£850/mo	2	1.14 miles	OpenRent

Average rent: £900/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £103,125

Target investor price (1%) £82,500

Gross yield 3.4%

Cost-to-rent ratio 29.8×

Monthly cashflow £-444/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.2%

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
Violence and sexual offences	18
Shoplifting	5
Anti-social behaviour	4
Criminal damage and arson	3
Burglary	2
Drugs	2
Other theft	2
Bicycle theft	1
Public order	1
Total incidents	38

Within 1 mile during Apr 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
Denver Voluntary Controlled Primary School	Primary	0.4 miles	Good — 25 May 2023
Downham Market Academy	Secondary	0.8 miles	Good — 21 Jun 2022
Nelson Academy	Primary	0.9 miles	Good — 12 Jan 2017
Downham Market, Hillcrest Primary School	Primary	0.9 miles	Good — 30 Sep 2013
Wimbotsham and Stow Academy	Primary	1.8 miles	Good — 3 Nov 2016

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 13 WINGFIELDS, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AR

## Property details

- Slug: `86fd013` (address key hash: `86fd013fd2915bf359d113bd72ccec0e9301c7ab`)
- Postcode: PE38 9AR
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £295,000 Feb 2026
- Local average: £235,999 (5 sales)
- Street crime: 38 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £295,000
- Date: 2026-02-03
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-03 | £295,000 | Terraced | — | £293,462 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-6e79-d8ea-e063-4704a8c0bf7d) |

*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 WINGFIELDS, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AR | £295,000 | 03/02/2026 | 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 |
|---------|-------|------|------|
| 26 LONDON ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AT | £185,000 | 19/12/2022 | Terraced |
| 45 LONDON ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9AT | £156,000 | 09/06/2022 | Terraced |
| 7 OAKFIELD CLOSE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9BN | £235,000 | 12/05/2022 | Terraced |
| 2C PARK LANE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9RN | £188,000 | 16/07/2021 | Terraced |

**Area average:** £191,000 (4 sales)

## Capital growth trend

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

- **5y growth:** 92%
- **10y growth:** 12.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1%
- **5y growth (index):** 12.6%
- **10y growth (index):** 40.7%

## Rental Range

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

- **Low:** £840/mo
- **Realistic:** £933/mo
- **Optimistic:** £1,026/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, Paradise Court, PE38 | £650/mo | 1 | 0.56 miles | OpenRent |
| 3 Bed Terraced House, Playhouse Yard, PE38 | £975/mo | 3 | 0.58 miles | OpenRent |
| 2 Bed Flat, High Street, PE38 | £527/mo | 2 | 0.63 miles | OpenRent |
| 4 Bed Semi-Detached House, Primrose Avenue, PE38 | £1,500/mo | 4 | 0.68 miles | OpenRent |
| 2 Bed End Terrace, Lynn Road, PE38 | £825/mo | 2 | 0.82 miles | OpenRent |
| 1 Bed Flat, Coriander Road, PE38 | £675/mo | 1 | 1.05 miles | OpenRent |
| 1 Bed Flat, Otter Close, PE38 | £800/mo | 1 | 1.07 miles | OpenRent |
| 4 Bed Detached House, Downham Market, PE38 | £1,300/mo | 4 | 1.12 miles | OpenRent |
| 2 Bed End Terrace, Rosemary Way, PE38 | £850/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £900/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £103,125
- **Target investor price (1%):** £82,500

*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 £825/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.8×
- **Monthly cashflow:** £-444/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.2%

*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 | 18 |
| Shoplifting | 5 |
| Anti-social behaviour | 4 |
| Criminal damage and arson | 3 |
| Burglary | 2 |
| Drugs | 2 |
| Other theft | 2 |
| Bicycle theft | 1 |
| Public order | 1 |
| **Total incidents** | **38** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Denver Voluntary Controlled Primary School | Primary | 0.4 miles | Good — 25 May 2023 |
| Downham Market Academy | Secondary | 0.8 miles | Good — 21 Jun 2022 |
| Nelson Academy | Primary | 0.9 miles | Good — 12 Jan 2017 |
| Downham Market, Hillcrest Primary School | Primary | 0.9 miles | Good — 30 Sep 2013 |
| Wimbotsham and Stow Academy | Primary | 1.8 miles | Good — 3 Nov 2016 |