# 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
- Floor area: 98 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £295,000 Feb 2026
- Price per m²: £3,010/m²
- 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

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 14/05/2033
- **Current heating cost:** £1,177/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/7600-8759-0522-7293-3573)

## 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 |
| 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: £891/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £101,625
- **Target investor price (1%):** £81,300

*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 £813/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.3×
- **Monthly cashflow:** £-455/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.4%

*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 |