# 18 WESTFIELDS, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QS

## Property details

- Slug: `cb34fba` (address key hash: `cb34fba12f5e47b9091a339776cee3df19e6ceab`)
- Postcode: PE34 4QS
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 98 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £235,000 Jan 2026
- Price per m²: £2,398/m²
- Local average: £252,375 (8 sales)
- Street crime: 3 incidents within 1 mile (May 2026)

## Latest sale

- Price: £235,000
- Date: 2026-01-28
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 28/08/2035
- **Current heating cost:** £929/year
- **Est. upgrade cost to C:** £19,650

### Recommendations
- W2 (£5,000 - £10,000)
- X (£2,700 - £3,600)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2321-5580-2125-3401)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £235,000 | Semi-detached | +70.3% | £229,119 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-3929-591c-e063-4704a8c00c31) |
| Sold | 2006-08-16 | £138,000 | Semi-detached | — | £237,188 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/71fd9d9c-913d-4020-9bf1-a5596991f200) |

*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 |
|---------|-------|------|------|
| 18 WESTFIELDS, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QS | £235,000 | 28/01/2026 | Semi-detached |
| 18 WESTFIELDS, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QS | £138,000 | 16/08/2006 | 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 |
|---------|-------|------|------|
| 18 ORCHARD WAY, TERRINGTON ST JOHN, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7TD | £200,000 | 09/06/2023 | Semi-detached |
| 23 ST JOHNS ROAD, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QJ | £260,000 | 09/12/2022 | Semi-detached |
| SOMME COTTAGE 2 MILL ROAD, TERRINGTON ST JOHN, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7SF | £290,000 | 19/07/2022 | Semi-detached |
| 1 MANOR DRIVE, TERRINGTON ST JOHN, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7TB | £269,000 | 14/04/2022 | Semi-detached |
| 56 WESTFIELDS, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QT | £140,000 | 26/10/2021 | Semi-detached |
| 22 WESTFIELDS, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QS | £210,000 | 10/09/2021 | Semi-detached |
| 32 ST JOHNS ROAD, TILNEY ST LAWRENCE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4QL | £273,000 | 01/09/2021 | Semi-detached |
| 12 MILL ROAD, TERRINGTON ST JOHN, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7SF | £178,000 | 23/08/2021 | Semi-detached |

**Area average:** £227,500 (8 sales)

## Capital growth trend

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

- **5y growth:** 76.9%
- **10y growth:** 68.8%

## 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).*

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £117,250
- **Target investor price (1%):** £93,800

*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 |
|----------|-------|
| Anti-social behaviour | 1 |
| Other crime | 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 |
|------|------|----------|--------|
| Terrington St John Primary School | Primary | 0.3 miles | Good — 7 Jun 2017 |
| Tilney St Lawrence Community Primary School | Primary | 0.5 miles | Requires improvement — 17 Jun 2024 |
| Walpole Highway Primary School | Primary | 1.6 miles | Good — 1 Dec 2022 |
| Tilney All Saints CofE Primary School | Primary | 2.4 miles | Good — 27 Apr 2023 |
| Marshland St James Primary and Nursery School | Primary | 2.9 miles | Good — 4 Jul 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5658604
- **Address:** 18 Westfields, Tilney St. Lawrence, PE34 4QS
- **Certificate Issued:** 05/05/2008
- **Work Completed:** 23/04/2008
- **Items:** 9 window(s)