# GREYLANDS WINCH ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QP

## Property details

- Slug: `94fe420` (address key hash: `94fe4208bfaae815f76ce3498739eef597915f54`)
- Postcode: PE32 1QP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Last sold: £465,000 Apr 2026
- Local average: £386,429 (31 sales)
- Street crime: 7 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £465,000
- Date: 2026-04-29
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-29 | £465,000 | Detached | +27.6% | £473,592 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-a290-8052-e063-4804a8c06ee4) |
| Sold | 2017-10-20 | £364,500 | Detached | — | £452,966 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-7a51-2b45-e053-6b04a8c01fb0) |

*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 |
|---------|-------|------|------|
| GREYLANDS WINCH ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QP | £465,000 | 29/04/2026 | Detached |
| GREYLANDS WINCH ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QP | £364,500 | 20/10/2017 | 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 |
|---------|-------|------|------|
| 17 LANSDOWNE CLOSE, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QW | £250,000 | 09/01/2026 | Detached |
| 12 ROWAN DRIVE, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1UR | £265,000 | 16/12/2025 | Detached |
| TALGARTH WINCH ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QP | £382,000 | 01/12/2023 | Detached |
| 14 CEDAR WAY, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1UT | £284,000 | 16/10/2023 | Detached |
| MOSI O TUNYA WINCH ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QP | £265,000 | 06/10/2023 | Detached |
| 4 HAWTHORN ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1UW | £210,000 | 17/07/2023 | Detached |
| 9 ACORN DRIVE, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1XG | £645,000 | 30/05/2022 | Detached |
| THE OLD CHAPEL LYNN ROAD, GAYTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE32 1QJ | £400,000 | 22/03/2022 | Detached |

**Area average:** £337,625 (8 sales)

## Capital growth trend

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

- **5y growth:** -7.6%
- **10y growth:** 46.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3%
- **5y growth (index):** 12.8%
- **10y growth (index):** 39.2%

## Rental Range

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

- **Low:** £847/mo
- **Realistic:** £941/mo
- **Optimistic:** £1,035/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £117,625
- **Target investor price (1%):** £94,100

*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 Area rent estimate.*

## 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 | 6 |
| Criminal damage and arson | 1 |
| **Total incidents** | **7** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Gayton Church of England Primary Academy | Primary | 0.4 miles | Good — 15 May 2012 |
| Ashwicken Church of England Voluntary Aided Primary School | Primary | 1.9 miles | Good — 23 May 2012 |
| Holly Meadows School | Primary | 2.0 miles | Good — 30 Jun 2024 |
| Narborough Church of England Primary Academy | Primary | 4.3 miles | Good — 10 Oct 2018 |
| Flitcham Church of England Primary Academy | Primary | 4.7 miles | Good — 25 May 2017 |