# 2 bedroom terraced house for sale (PE33 0ST)

## Property Details

| Key | Value |
|-----|-------|
| Address | 47 LEETE WAY, KING'S LYNN, WEST WINCH, NORFOLK PE33 0ST |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 57 m² |
| Last sold | £185,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £558/year
- **Est. upgrade cost to C:** £13,348

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- C (£15 - £30)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2119-5141-1716-0621-0561)

## Description

Step Into Your Dream Home in West Winch.

Imagine coming home to this delightful two-bedroom mid-terraced house, tucked away in a cul-de-sac in the heart of West Winch. Thoughtfully updated with fresh paint and plush new carpets, this home invites you to settle in and start creating memories from day one.

As you walk through the door, you’re greeted by a spacious living area, perfect for cozy nights in or lively gatherings with loved ones. The modern kitchen is a chef’s delight, blending functionality with style to make cooking a joy, whether you're whipping up a quick breakfast or hosting a dinner party. Upstairs, two beautifully proportioned bedrooms offer peaceful retreats, ideal for unwinding after a busy day. Each space is filled with potential, ready to be styled to reflect your personal taste. The bathroom is the final piece of accommodation that this home enjoys.

Step outside, and you’ll find a south-facing garden, a private oasis bathed in sunlight—a perfect spot for summer barbecues, morning coffees, or simply relaxing with a good book. With allocated parking just steps away in the communal car park, convenience is at your fingertips.

Offered to the market with no onward chain, this fabulous property would make the perfect first home for you, the ideal opportunity to get on the property ladder.

## Property Photos

- ![Photo](/listings/photos/157193138/525891)
- ![Photo](/listings/photos/157193138/525892)
- ![Photo](/listings/photos/157193138/525893)
- ![Photo](/listings/photos/157193138/525894)
- ![Photo](/listings/photos/157193138/525895)
- ![Photo](/listings/photos/157193138/525896)
- ![Photo](/listings/photos/157193138/525897)
- ![Photo](/listings/photos/157193138/525898)
- ![Photo](/listings/photos/157193138/525899)
- ![Photo](/listings/photos/157193138/525900)
- ![Photo](/listings/photos/157193138/525901)
- ![Photo](/listings/photos/157193138/525902)

## Floorplans

- ![Floorplan 1](/listings/photos/157193138/525903) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/157193138/525904) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #3339506
- **Address:** 47 Leete Way, West Winch, PE33 0ST
- **Certificate Issued:** 19/12/2005
- **Work Completed:** 20/08/2005
- **Items:** 6 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 47 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £185,000 | 18/11/2025 | Terraced |
| 47 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £115,000 | 09/09/2011 | Terraced |
| 47 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £60,000 | 28/03/2002 | Terraced |
| 47 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £40,000 | 30/06/1995 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 15 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £217,000 | 27/06/2023 | Semi-detached |
| 3 ASH GROVE COTTAGES, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0QB | £200,000 | 16/09/2022 | Terraced |
| [Same street] 17 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £226,500 | 05/08/2022 | Terraced |
| [Same street] 43 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £155,000 | 13/07/2022 | Terraced |
| 1 ASH GROVE COTTAGES, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0QB | £275,000 | 12/07/2022 | Terraced |
| [Same street] 53 LEETE WAY, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0ST | £138,000 | 28/09/2021 | Terraced |
| 3 ASH GROVE COTTAGES, WEST WINCH, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE33 0QB | £185,000 | 31/08/2021 | Terraced |

**Street average:** £184,125 (4 sales)
**Area average:** £220,000 (3 sales)

## Price vs local average

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

- **Local average:** £181,792 (12 Terraced, PE33, 2024–2026)
- **Deviation:** +1.8%

## Rental Range

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

- **Low:** £840/mo
- **Realistic:** £933/mo
- **Optimistic:** £1,026/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Setch Road, PE33 | £770/mo | 2 | 0.8 miles | OpenRent |

**Average rent: £770/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £96,250
- **Target investor price (1%):** £77,000

*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 £770/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-61/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.4%

*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:** £3,246/m²

## Capital growth trend

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

- **5y growth:** 48.7%
- **10y growth:** -0.1%

## House Price Index (HM Land Registry)

*Official index for King's Lynn and West Norfolk; Terraced series; as of February 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 15%
- **10y growth (index):** 45.9%

## 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)