Semi-Detached 2 sales on record

45 GOODWINS ROAD

KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX

£640,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PE30 5QX

Nearby

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

Type	Name	Distance
Bus stop	Thomas Street, opp	0.1 miles
Shop	Tranquility	0.2 miles
Train station	King's Lynn	0.4 miles
Hospital	Queen Elizabeth Hospital	1.8 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

225 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£640,000 Jul 2026

Price per m²

£2,844/m²

Local average

£239,507 (45 sales)

Street crime

338 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 01/10/2025

Expiry date: 30/09/2035

Current heating cost: £2,816/year

Potential heating cost: £2,271/year

Est. upgrade cost to C: £25,750

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/07/2026	£640,000	Semi-detached	+70.7%	£640,000 to July 2026	View transaction
Sold	16/06/2016	£375,000	Semi-detached	—	£539,841 to July 2026	View transaction

Historic listings

Historic listing details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
57 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PE	£457,600	14/08/2023	Semi-detached
75 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QZ	£260,000	19/12/2022	Semi-detached
6 YOXFORD COURT, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PP	£245,000	16/12/2022	Semi-detached
3 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RH	£250,000	28/10/2022	Semi-detached
18 THOMAS STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QP	£139,000	30/09/2022	Semi-detached
52 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD	£260,000	29/07/2022	Semi-detached
16 YORK ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RB	£240,000	22/07/2022	Semi-detached
49 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RF	£200,000	01/06/2022	Semi-detached
32 GUANOCK TERRACE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QT	£149,950	04/04/2022	Semi-detached
3 EDWARD STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QS	£130,000	25/02/2022	Semi-detached
50 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX	£165,000	28/01/2022	Semi-detached
40 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD	£199,950	26/01/2022	Semi-detached
43 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD	£230,000	21/01/2022	Semi-detached
10 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RH	£240,000	12/01/2022	Semi-detached
69 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD	£190,000	30/11/2021	Semi-detached

Area average: £223,767 (15 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 11.3%

10y growth 53.8%

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

1y (index) 3.6%

5y (index) 13.6%

10y (index) 41.2%

Rental Range

Estimated market rent for King's Lynn and West Norfolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £847/mo

Realistic £941/mo

Optimistic £1,035/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, London Road, PE30	£575/mo	1	0.15 miles	OpenRent
2 Bed Flat, Guanock Terrace, PE30	£550/mo	2	0.15 miles	OpenRent
1 Bed Flat, London Road, PE30	£649/mo	1	0.15 miles	OpenRent
5 Bed Terraced House, Lynwood Terrace, PE30	£585/mo	5	0.17 miles	OpenRent
2 Bed Flat, London Road, PE30	£695/mo	2	0.22 miles	OpenRent
3 Bed End Terrace, London Road, PE30	£925/mo	3	0.24 miles	OpenRent
2 Bed Maisonette, St. James Street, PE30	£1,000/mo	2	0.47 miles	OpenRent
1 Bed Flat, Wisbech Road, PE30	£650/mo	1	0.47 miles	OpenRent
3 Bed Terraced House, Nelson St, PE30	£2,167/mo	3	0.49 miles	OpenRent
2 Bed Terraced House, Nelson St, PE30	£925/mo	2	0.49 miles	OpenRent
1 Bed Flat, Portland Street, PE30	£675/mo	1	0.5 miles	OpenRent
2 Bed Flat, High St, PE30	£750/mo	2	0.54 miles	OpenRent
2 Bed Terraced House, Hayloft Court, PE30	£950/mo	2	0.6 miles	OpenRent
Studio Flat, Tennyson Avenue, PE30	£625/mo	1	0.61 miles	OpenRent
1 Bed Flat, Tennyson Avenue, PE30	£775/mo	1	0.61 miles	OpenRent
2 Bed Flat, Wisbech Road, PE30	£850/mo	2	0.8 miles	OpenRent
2 Bed Terraced House, George St, PE30	£900/mo	2	0.82 miles	OpenRent
3 Bed Terraced House, George St, PE30	£950/mo	3	0.83 miles	OpenRent
1 Bed Flat, Ashfield Hill, PE30	£820/mo	1	1.22 miles	OpenRent

Average rent: £843/mo (19 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.12%

Max investor price (0.8%) £96,875

Target investor price (1%) £77,500

Gross yield 1.5%

Cost-to-rent ratio 68.8×

Monthly cashflow £-1,848/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11.9%

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)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	134
Shoplifting	48
Anti-social behaviour	40
Public order	32
Criminal damage and arson	16
Other theft	14
Vehicle crime	13
Bicycle theft	12
Drugs	10
Burglary	7
Other crime	7
Robbery	3
Possession of weapons	1
Theft from the person	1
Total incidents	338

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Greyfriars Academy	Primary	0.2 miles	Requires improvement — 14 Mar 2024
Whitefriars Church of England Primary Academy	Primary	0.3 miles	Outstanding — 17 Jul 2024
King's Lynn Nursery School	Nursery	0.4 miles	Good — 12 Sep 2013
Visiting Teacher Service West	Other	0.5 miles	— (No rating)
King's Lynn Academy	Secondary	0.6 miles	Good — 4 Jul 2022

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
18/03/2019	08/02/2019	2	—
10/07/2018	11/06/2018	—	2
24/08/2009	04/08/2009	2	—

# 45 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX

## Property details

- Slug: `dfbddf7` (address key hash: `dfbddf7917bf25e9cd82cb7d81d8dd4831622ff2`)
- Postcode: PE30 5QX
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 225 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £640,000 Jul 2026
- Price per m²: £2,844/m²
- Local average: £239,507 (45 sales)
- Street crime: 338 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £640,000
- Date: 2026-07-01
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/09/2035
- **Current heating cost:** £2,816/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2717-2709-0171-9534-9290)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-01 | £640,000 | Semi-detached | +70.7% | £640,000 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e9-10db-29c7-e063-4804a8c015bc) |
| Sold | 2016-06-16 | £375,000 | Semi-detached | — | £539,841 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/369dfb16-0328-3a19-e050-a8c0620518c6) |

*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 |
|---------|-------|------|------|
| 45 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX | £640,000 | 01/07/2026 | Semi-detached |
| 45 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX | £375,000 | 16/06/2016 | 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 |
|---------|-------|------|------|
| 57 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PE | £457,600 | 14/08/2023 | Semi-detached |
| 75 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QZ | £260,000 | 19/12/2022 | Semi-detached |
| 6 YOXFORD COURT, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PP | £245,000 | 16/12/2022 | Semi-detached |
| 3 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RH | £250,000 | 28/10/2022 | Semi-detached |
| 18 THOMAS STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QP | £139,000 | 30/09/2022 | Semi-detached |
| 52 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD | £260,000 | 29/07/2022 | Semi-detached |
| 16 YORK ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RB | £240,000 | 22/07/2022 | Semi-detached |
| 49 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RF | £200,000 | 01/06/2022 | Semi-detached |
| 32 GUANOCK TERRACE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QT | £149,950 | 04/04/2022 | Semi-detached |
| 3 EDWARD STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QS | £130,000 | 25/02/2022 | Semi-detached |
| 50 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX | £165,000 | 28/01/2022 | Semi-detached |
| 40 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD | £199,950 | 26/01/2022 | Semi-detached |
| 43 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD | £230,000 | 21/01/2022 | Semi-detached |
| 10 SIDNEY STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RH | £240,000 | 12/01/2022 | Semi-detached |
| 69 VANCOUVER AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5RD | £190,000 | 30/11/2021 | Semi-detached |

**Area average:** £223,767 (15 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:** 53.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 3.6%
- **5y growth (index):** 13.6%
- **10y growth (index):** 41.2%

## 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).*

## 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, London Road, PE30 | £575/mo | 1 | 0.15 miles | OpenRent |
| 2 Bed Flat, Guanock Terrace, PE30 | £550/mo | 2 | 0.15 miles | OpenRent |
| 1 Bed Flat, London Road, PE30 | £649/mo | 1 | 0.15 miles | OpenRent |
| 5 Bed Terraced House, Lynwood Terrace, PE30 | £585/mo | 5 | 0.17 miles | OpenRent |
| 2 Bed Flat, London Road, PE30 | £695/mo | 2 | 0.22 miles | OpenRent |
| 3 Bed End Terrace, London Road, PE30 | £925/mo | 3 | 0.24 miles | OpenRent |
| 2 Bed Maisonette, St. James Street, PE30 | £1,000/mo | 2 | 0.47 miles | OpenRent |
| 1 Bed Flat, Wisbech Road, PE30 | £650/mo | 1 | 0.47 miles | OpenRent |
| 3 Bed Terraced House, Nelson St, PE30 | £2,167/mo | 3 | 0.49 miles | OpenRent |
| 2 Bed Terraced House, Nelson St, PE30 | £925/mo | 2 | 0.49 miles | OpenRent |
| 1 Bed Flat, Portland Street, PE30 | £675/mo | 1 | 0.5 miles | OpenRent |
| 2 Bed Flat, High St, PE30 | £750/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Terraced House, Hayloft Court, PE30 | £950/mo | 2 | 0.6 miles | OpenRent |
| Studio Flat, Tennyson Avenue, PE30 | £625/mo | 1 | 0.61 miles | OpenRent |
| 1 Bed Flat, Tennyson Avenue, PE30 | £775/mo | 1 | 0.61 miles | OpenRent |
| 2 Bed Flat, Wisbech Road, PE30 | £850/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Terraced House, George St, PE30 | £900/mo | 2 | 0.82 miles | OpenRent |
| 3 Bed Terraced House, George St, PE30 | £950/mo | 3 | 0.83 miles | OpenRent |
| 1 Bed Flat, Ashfield Hill, PE30 | £820/mo | 1 | 1.22 miles | OpenRent |

**Average rent: £843/mo (19 listings)**

## 1% Rule

- **Rent ratio:** 0.12% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 1.5%
- **Cost-to-rent:** 68.8×
- **Monthly cashflow:** £-1,848/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.9%

*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 | 134 |
| Shoplifting | 48 |
| Anti-social behaviour | 40 |
| Public order | 32 |
| Criminal damage and arson | 16 |
| Other theft | 14 |
| Vehicle crime | 13 |
| Bicycle theft | 12 |
| Drugs | 10 |
| Burglary | 7 |
| Other crime | 7 |
| Robbery | 3 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **338** |

*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 |
|------|------|----------|--------|
| Greyfriars Academy | Primary | 0.2 miles | Requires improvement — 14 Mar 2024 |
| Whitefriars Church of England Primary Academy | Primary | 0.3 miles | Outstanding — 17 Jul 2024 |
| King's Lynn Nursery School | Nursery | 0.4 miles | Good — 12 Sep 2013 |
| Visiting Teacher Service West | Other | 0.5 miles | — (No rating) |
| King's Lynn Academy | Secondary | 0.6 miles | Good — 4 Jul 2022 |

## FENSA Certificates

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

### FENSA Certificate #13432408
- **Address:** 45 Goodwins Road, KING'S LYNN, PE30 5QX
- **Certificate Issued:** 18/03/2019
- **Work Completed:** 08/02/2019
- **Items:** 2 window(s)

### FENSA Certificate #13021870
- **Address:** 45 Goodwins Road, KING'S LYNN, PE30 5QX
- **Certificate Issued:** 10/07/2018
- **Work Completed:** 11/06/2018
- **Items:** 2 door(s)

### FENSA Certificate #6770492
- **Address:** 45 Goodwins Road, KING'S LYNN, PE30 5QX
- **Certificate Issued:** 24/08/2009
- **Work Completed:** 04/08/2009
- **Items:** 2 window(s)