# 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)