# 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW

## Property details

- Slug: `bea2170` (address key hash: `bea217041e1bee9b94e871ab5e40e0295776f884`)
- Postcode: PE14 9EW
- Transactions on record: 5

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 87 m²
- EPC rating: E
- Year built: England and Wales: 1900-1929
- Last sold: £146,000 Jan 2026
- Price per m²: £1,678/m²
- Local average: £213,323 (31 sales)
- Street crime: 3 incidents within 1 mile (May 2026)

## Latest sale

- Price: £146,000
- Date: 2026-01-23
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 24/01/2029
- **Current heating cost:** £1,343/year

### Recommendations
- B (1,500)
- B4 (600)
- Q (14,000)
- W2 (6,000)
- L2 (1,800)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8806-5857-8229-7426-4913)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £146,000 | Semi-detached | +31.5% | £142,346 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-e5e3-591c-e063-4704a8c00c31) |
| Sold | 2019-03-27 | £111,000 | Semi-detached | +60.9% | £135,844 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8a78b2af-d650-5cb0-e053-6b04a8c0f504) |
| Sold | 2011-05-03 | £69,000 | Semi-detached | +72.5% | £123,356 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ff3f6d50-184d-4244-9daf-54923bd55750) |
| Sold | 2001-01-31 | £40,000 | Semi-detached | +166.7% | £151,417 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6aa65a45-29c8-4d31-a92c-0f7facfa5a5a) |
| Sold | 1998-01-23 | £15,000 | Semi-detached | — | £77,486 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/e183255d-ada1-4a40-8e2c-aa4e73a03e19) |

*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 |
|---------|-------|------|------|
| 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £146,000 | 23/01/2026 | Semi-detached |
| 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £111,000 | 27/03/2019 | Semi-detached |
| 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £69,000 | 03/05/2011 | Semi-detached |
| 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £40,000 | 31/01/2001 | Semi-detached |
| 33 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £15,000 | 23/01/1998 | 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 |
|---------|-------|------|------|
| NEWBRIDGE COTTAGE NEW BRIDGE, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9DW | £176,000 | 22/11/2023 | Semi-detached |
| 98 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £205,000 | 30/06/2023 | Semi-detached |
| 25 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £340,000 | 17/11/2022 | Semi-detached |
| 102 SCHOOL ROAD, UPWELL, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 9EW | £230,000 | 27/10/2022 | Semi-detached |

**Area average:** £237,750 (4 sales)

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** 39.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.4%
- **5y growth (index):** 10.3%
- **10y growth (index):** 40.4%

## 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 Bungalow, Victory Bungalow, PE14 | £675/mo | 1 | 1.08 miles | OpenRent |

**Average rent: £675/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £84,375
- **Target investor price (1%):** £67,500

*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 £675/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18×
- **Monthly cashflow:** £8/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.2%

*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 |
|----------|-------|
| Anti-social behaviour | 1 |
| Other theft | 1 |
| Violence and sexual offences | 1 |
| **Total incidents** | **3** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Upwell Academy | Primary | 0.0 miles | Good — 19 Jan 2022 |
| Beaupre Community Primary School | Primary | 1.5 miles | Good — 13 Jan 2022 |
| Friday Bridge Community Primary School | Primary | 2.6 miles | Good — 21 Jun 2022 |
| The Old School House | Other | 2.6 miles | Requires improvement — 27 Sep 2023 |
| Shelldene House School | Other | 2.7 miles | Good — 21 Sep 2022 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #8315954
- **Address:** 33 School Road Upwell, WISBECH, PE14 9EW
- **Certificate Issued:** 01/08/2011
- **Work Completed:** 05/07/2011
- **Items:** 2 window(s)

### FENSA Certificate #7216744
- **Address:** 33 School Road Upwell, WISBECH, PE14 9EW
- **Certificate Issued:** 15/03/2010
- **Work Completed:** 15/01/2010
- **Items:** 1 door(s)

### FENSA Certificate #6962649
- **Address:** 33 School Road, Upwell, PE14 9EW
- **Certificate Issued:** 16/11/2009
- **Work Completed:** 19/10/2009
- **Items:** 2 window(s), 1 door(s)