Sold Semi-detached

58 SCHOOL ROAD

WISBECH, WEST WALTON, NORFOLK PE14 7ES

3 beds 1,055 sq ft Listed 8 Aug 2015 (-3973d)

£159,950

Save

# 3 bedroom semi-detached house for sale (PE14 7ES)

## Property Details

| Key | Value |
|-----|-------|
| Address | 58 SCHOOL ROAD, WISBECH, WEST WALTON, NORFOLK PE14 7ES |
| Price | £159,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 98 m² |
| Last sold | £150,000 Jan 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 14/04/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,074/year
- **Est. upgrade cost to C:** £32,613

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£40)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8227-7224-0620-7785-3996)

## Description

**SUMMARY**

DESIRABLE LOCATION! Being offered with no upward chain is this fully renovated house located in the popular village of West Walton. Benefits include a refurbished kitchen, newly fitted bathroom, multiple off road parking and a garage. LARGE PLOT APPROX 0.2 ACRES.

**DESCRIPTION**

DESIRABLE LOCATION! Being offered with no upward chain is this fully renovated house located in the highly popular village of West Walton close to sought after schools and amenities.  On the ground floor is a large 27 ft lounge /diner and a refurbished kitchen that includes multiple fitted units, side breakfast table, dishwasher and cooker. There is also a separate utility room, downstairs wc with wash basin and a rear porch. Upstairs there are three bedrooms and an impressive newly fitted bathroom comprising a bath, shower cubicle, wc, wash basin and heated towel rail.  Outside there is a driveway providing multiple off road parking to the front. This leads to a gated entrance to the rear garden that offers more parking and access to the garage. The main garden is mostly laid to lawn and is fully enclosed making it perfect for children and animals. The total plot size is approximately 0.2 acres. Call 01945 464451 to book a viewing today!

**Lounge / Diner** 27' 10" max x 12'  max ( 8.48m max x 3.66m max )

**Kitchen** 11' 11" max x 9' 4" max ( 3.63m max x 2.84m max )

**Utility Room** 6' 10" x 6' 1" ( 2.08m x 1.85m )

**Rear Porch**

**Downstairs WC**

**Landing**

**Bedroom One** 12'  max x 11' 6" max ( 3.66m max x 3.51m max )

**Bedroom Two** 12' 4" x 9' 1" ( 3.76m x 2.77m )

**Bedroom Three** 9' 5" x 6' 2" plus door recess ( 2.87m x 1.88m plus door recess )

**Bathroom**

**DIRECTIONS**

From the Wisbech Freedom Bridge roundabout, take the B198 Lynn Road signposted Walsoken & Port Area.  Continue out of town and at the mini roundabout proceed straight on.  At the next set of traffic lights turn left signposted West Walton.  Continue along and upon entering the village take note of the church immediately in front of you and turn right into School Road.  Proceed along where the property will be found on your right hand side, look for our board!

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/51112264/272379)
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- ![Photo](/listings/photos/51112264/272415)
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- ![Photo](/listings/photos/51112264/272426)
- ![Photo](/listings/photos/51112264/272430)
- ![Photo](/listings/photos/51112264/272432)

## Floorplans

- ![Floorplan 1](/listings/photos/51112264/272434) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/51112264/272436) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 58 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £150,000 | 05/01/2016 | Semi-detached |
| 58 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £155,000 | 10/12/2007 | 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 |
|---------|-------|------|------|
| 56 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £250,000 | 27/11/2025 | Semi-detached |
| [Same street] 41 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £246,000 | 22/03/2024 | Semi-detached |
| [Same street] 20 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £222,000 | 27/02/2024 | Semi-detached |
| [Same street] 45 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £188,000 | 27/10/2023 | Detached |
| [Same street] 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £490,000 | 24/05/2023 | Detached |
| [Same street] 31 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £350,000 | 11/11/2022 | Detached |
| 58 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £345,000 | 07/11/2022 | Semi-detached |
| [Same street] 29 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £367,500 | 15/08/2022 | Detached |
| 62 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £240,000 | 21/07/2022 | Semi-detached |
| [Same street] 32 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £365,000 | 14/07/2022 | Detached |
| [Same street] 17 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £220,000 | 11/03/2022 | Semi-detached |
| [Same street] 2 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £392,500 | 18/11/2021 | Detached |
| [Same street] 9 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £200,000 | 28/09/2021 | Semi-detached |
| [Same street] 8 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £260,000 | 13/09/2021 | Detached |
| [Same street] 6 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £247,000 | 07/07/2021 | Detached |

**Street average:** £295,667 (12 sales)
**Area average:** £278,333 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £213,267 (30 Semi-detached, PE14, 2024–2026)
- **Deviation:** -25%

## Rental Range

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

- **Low:** £842/mo
- **Realistic:** £935/mo
- **Optimistic:** £1,029/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Lynn Road, PE14 | £1,000/mo | 3 | 1.25 miles | OpenRent |

**Average rent: £1,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £125,000
- **Target investor price (1%):** £100,000

*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 £1,000/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.3×
- **Monthly cashflow:** £245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.3%

*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).*

## Price per Square Metre

- **£/m²:** £1,632/m²

## Capital growth trend

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

- **5y growth:** 3.8%
- **10y growth:** 47.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.8%
- **5y growth (index):** 13.8%
- **10y growth (index):** 41.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

FREEHOLD

Floor area

98 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£150,000 Jan 2016

Price per m²

£1,632/m²

Local average

£213,267 (-25%)

Deprivation

Decile 4 (13,263 of 33,755)

Street crime

3 incidents within 1 mile (Apr 2026)

Key features

£1000 BUYER'S INCENTIVE AVAILABLE ON THIS PROPERTY (subject to terms and conditions)
Fully renovated house in popular village location
Large plot approximately 0.2 acres
Refurbished kitchen and newly fitted bathroom
Multiple off road parking & garage
No upward chain!

Additional details

Parking: Yes
Garden: Yes

Description

SUMMARY
DESIRABLE LOCATION! Being offered with no upward chain is this fully renovated house located in the popular village of West Walton. Benefits include a refurbished kitchen, newly fitted bathroom, multiple off road parking and a garage. LARGE PLOT APPROX 0.2 ACRES.

DESCRIPTION
DESIRABLE LOCATION! Being offered with no upward chain is this fully renovated house located in the highly popular village of West Walton close to sought after schools and amenities. On the ground floor is a large 27 ft lounge /diner and a refurbished kitchen that includes multiple fitted units, side breakfast table, dishwasher and cooker. There is also a separate utility room, downstairs wc with wash basin and a rear porch. Upstairs there are three bedrooms and an impressive newly fitted bathroom comprising a bath, shower cubicle, wc, wash basin and heated towel rail. Outside there is a driveway providing multiple off road parking to the front. This leads to a gated entrance to the rear garden that offers more parking and access to the garage. The main garden is mostly laid to lawn and is fully enclosed making it perfect for children and animals. The total plot size is approximately 0.2 acres. Call 01945 464451 to book a viewing today!

Lounge / Diner 27' 10" max x 12' max ( 8.48m max x 3.66m max )

Kitchen 11' 11" max x 9' 4" max ( 3.63m max x 2.84m max )

Utility Room 6' 10" x 6' 1" ( 2.08m x 1.85m )

Rear Porch

Downstairs WC

Landing

Bedroom One 12' max x 11' 6" max ( 3.66m max x 3.51m max )

Bedroom Two 12' 4" x 9' 1" ( 3.76m x 2.77m )

Bedroom Three 9' 5" x 6' 2" plus door recess ( 2.87m x 1.88m plus door recess )

Bathroom

DIRECTIONS
From the Wisbech Freedom Bridge roundabout, take the B198 Lynn Road signposted Walsoken & Port Area. Continue out of town and at the mini roundabout proceed straight on. At the next set of traffic lights turn left signposted West Walton. Continue along and upon entering the village take note of the church immediately in front of you and turn right into School Road. Proceed along where the property will be found on your right hand side, look for our board!

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

Listed by

Wisbech

Sequence (UK) Limited - Connells

Reference: 51112264

EPC Rating & Upgrade Cost

This certificate expired on 14/04/2023. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: B

Inspection date: 15/04/2013

Expiry date: 14/04/2023 (expired)

Current heating cost: £1,074/year

Potential heating cost: £481/year

Est. upgrade cost to C: £32,613

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£40)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

-3% since 2007

Event	Date	Price	% change
Sold	05/01/2016 (10 years ago)	£150,000	-3.2%
Sold	10/12/2007 (18 years ago)	£155,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
56 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ	£250,000	27/11/2025	Semi-detached
Same street 41 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£246,000	22/03/2024	Semi-detached
Same street 20 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£222,000	27/02/2024	Semi-detached
Same street 45 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£188,000	27/10/2023	Detached
Same street 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£490,000	24/05/2023	Detached
Same street 31 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£350,000	11/11/2022	Detached
58 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ	£345,000	07/11/2022	Semi-detached
Same street 29 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£367,500	15/08/2022	Detached
62 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ	£240,000	21/07/2022	Semi-detached
Same street 32 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£365,000	14/07/2022	Detached
Same street 17 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£220,000	11/03/2022	Semi-detached
Same street 2 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£392,500	18/11/2021	Detached
Same street 9 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£200,000	28/09/2021	Semi-detached
Same street 8 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£260,000	13/09/2021	Detached
Same street 6 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£247,000	07/07/2021	Detached

Street average: £295,667 (12 sales)

Area average: £278,333 (3 sales)

Capital growth trend

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

5y growth 3.8%

10y growth 47.8%

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

1y (index) 1.8%

5y (index) 13.8%

10y (index) 41.4%

Rental Range

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

Low £842/mo

Realistic £935/mo

Optimistic £1,029/mo

Based on Local Authority from postcode lookup → King's Lynn and West Norfolk.

LHA (30th percentile) floor for Kings Lynn: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View PE14 7ES

Nearby

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

Type	Name	Distance
Shop	C H Cook	0.1 miles
Bus stop	King of Hearts, opp	0.2 miles
Bus stop	King of Hearts, adj	0.2 miles
Shop	Lyndan's Dog Grooming	1.0 miles
Hospital	North Cambridgeshire Hospital	2.3 miles
Hospital	Unknown	3.1 miles
Train station	Watlington	8.7 miles
Train station	Downham Market	10.1 miles
University	University of Lincoln - Holbeach Campus	10.7 miles

Street-level crime

Category	Count
Drugs	1
Public order	1
Violence and sexual offences	1
Total incidents	3

Within 1 mile during Apr 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
Marshland High School	Secondary	0.3 miles	Good — 5 Jul 2018
West Walton Community Primary School	Primary	0.4 miles	Good — 27 Jan 2011
Orchards Church of England Academy	Primary	1.5 miles	— (Inspected (no overall grade))
Clarkson Infants School	Primary	1.9 miles	Good — 28 Apr 2022
St Peter's CofE Aided Junior School	Primary	1.9 miles	Good — 19 Jun 2024

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Lynn Road, PE14	£1,000/mo	3	1.25 miles	OpenRent

Average rent: £1,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 7.5%

Cost-to-rent ratio 13.3×

Monthly cashflow £245/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.3%

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).