Sold STC Semi-detached

1 HOLCOMBE AVENUE

KING'S LYNN, NORFOLK PE30 5NX

3 beds 2 baths 1,012 sq ft Listed 30 Aug 2025 (-287d)

£210,000

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# 3 bedroom semi-detached house for sale (PE30 5NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1 HOLCOMBE AVENUE, KING'S LYNN, NORFOLK PE30 5NX |
| Price | £210,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | B |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 94 m² |
| Last sold | £212,500 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/09/2035
- **Current heating cost:** £1,372/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- 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/2177-1118-8962-8268-4708)

## Description

Tucked away on a generous corner plot, this charming three-bedroom semi-detached home is brimming with potential and ready for you to make it your own.

From the moment you arrive, the setting will impress. Rarely do locations rival this one: just a short, leafy stroll through the picturesque Walks park brings you to both the train station, with direct links to London Kings Cross and Cambridge, and the bustling town centre, where shops, cafés, and amenities await. Families will also appreciate the excellent choice of local schools nearby, making this property as practical as it is desirable.

Inside, the home offers a surprisingly generous layout, with two spacious reception rooms providing versatility for modern living—whether you’re entertaining, working from home, or simply relaxing. A kitchen, rear lobby, handy pantry, cloakroom, wet room, and a welcoming entrance hall add to the sense of space and flexibility on the ground floor.

Upstairs, the generous proportions continue, with three superb double bedrooms, no more debates about who gets which room, and a stylish, well-appointed bathroom that’s perfect for a soothing soak after a long day.

This is a home full of opportunity; perfectly comfortable to move into as it is, yet offering scope for you to add your own style and personality. For those seeking even more space, the large corner plot opens exciting possibilities (subject to planning permission) to extend, perhaps creating additional living areas or a fourth bedroom.

Outside, the gardens wrap elegantly around three sides of the property, offering both privacy and an abundance of outdoor space—ideal for family life, gardening enthusiasts, or summer entertaining. There’s even off-road parking, enhancing convenience.

In short, this is a home that combines a superb location, excellent accommodation, and endless potential. Whether you’re a first-time buyer eager to put down roots, a family looking for more space, or someone with a vision to create their dream home, this property truly delivers.

## Property Photos

- ![Photo](/listings/photos/166394951/445563)
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## Floorplans

- ![Floorplan 1](/listings/photos/166394951/445599) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #1438149
- **Address:** 1 Holcombe Avenue, Kings Lynn, PE30 5NX
- **Certificate Issued:** 09/02/2004
- **Work Completed:** 19/01/2004
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NX | £212,500 | 23/01/2026 | 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 |
|---------|-------|------|------|
| [Same street] 16 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NX | £195,000 | 22/09/2023 | Semi-detached |
| 57 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PE | £457,600 | 14/08/2023 | Semi-detached |
| 14 MOUNT STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NH | £265,000 | 16/06/2023 | 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 |
| 53 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY | £235,000 | 15/12/2022 | Semi-detached |
| 37 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY | £280,000 | 26/07/2022 | Semi-detached |
| 25 KINGS AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NS | £210,000 | 18/07/2022 | Semi-detached |
| 12 EXTONS PLACE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NP | £230,000 | 19/05/2022 | Semi-detached |
| 114 TENNYSON ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PA | £145,000 | 18/02/2022 | Semi-detached |
| 50 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX | £165,000 | 28/01/2022 | Semi-detached |
| 14 MOUNT STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NH | £195,000 | 30/09/2021 | Semi-detached |
| 46 KINGS AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NS | £180,000 | 02/09/2021 | Semi-detached |
| 22 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY | £215,000 | 17/08/2021 | Semi-detached |
| 50 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY | £145,000 | 21/07/2021 | Semi-detached |
| 49 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX | £340,000 | 30/06/2021 | Semi-detached |

**Street average:** £195,000 (1 sale)
**Area average:** £237,840 (15 sales)

## Price vs local average

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

- **Local average:** £230,932 (39 Semi-detached, PE30, 2024–2026)
- **Deviation:** -9.1%

## 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):** £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 Flat, Milton Avenue, PE30 | £900/mo | 3 | 0.4 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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:** £2,234/m²

## Capital growth trend

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

- **5y growth:** 25.6%
- **10y growth:** 38.9%

## 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

94 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£212,500 Jan 2026

Price per m²

£2,234/m²

Local average

£230,932 (-9.1%)

Deprivation

Decile 5 (13,599 of 33,755)

Street crime

363 incidents within 1 mile (Apr 2026)

Key features

Semi-Detached House
Three Double Bedrooms
Sought After Location
No Onward Chain
Generous Corner Plot
Potential to Extend (STPP)
Walking Distance to Walks Park, Tarin Station and Town Centre
Gas Central Heating
Off-road Parking
Make This Home Your Own

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas, Double glazing, Gas central
Parking: Driveway
Garden: Private garden
Listed property: No

Description

Tucked away on a generous corner plot, this charming three-bedroom semi-detached home is brimming with potential and ready for you to make it your own.
From the moment you arrive, the setting will impress. Rarely do locations rival this one: just a short, leafy stroll through the picturesque Walks park brings you to both the train station, with direct links to London Kings Cross and Cambridge, and the bustling town centre, where shops, cafés, and amenities await. Families will also appreciate the excellent choice of local schools nearby, making this property as practical as it is desirable.
Inside, the home offers a surprisingly generous layout, with two spacious reception rooms providing versatility for modern living—whether you’re entertaining, working from home, or simply relaxing. A kitchen, rear lobby, handy pantry, cloakroom, wet room, and a welcoming entrance hall add to the sense of space and flexibility on the ground floor.
Upstairs, the generous proportions continue, with three superb double bedrooms, no more debates about who gets which room, and a stylish, well-appointed bathroom that’s perfect for a soothing soak after a long day.
This is a home full of opportunity; perfectly comfortable to move into as it is, yet offering scope for you to add your own style and personality. For those seeking even more space, the large corner plot opens exciting possibilities (subject to planning permission) to extend, perhaps creating additional living areas or a fourth bedroom.
Outside, the gardens wrap elegantly around three sides of the property, offering both privacy and an abundance of outdoor space—ideal for family life, gardening enthusiasts, or summer entertaining. There’s even off-road parking, enhancing convenience.
In short, this is a home that combines a superb location, excellent accommodation, and endless potential. Whether you’re a first-time buyer eager to put down roots, a family looking for more space, or someone with a vision to create their dream home, this property truly delivers.

Listed by

Kings Lynn

Russen & Turner

Reference: 166394951

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/09/2025

Expiry date: 22/09/2035

Current heating cost: £1,372/year

Potential heating cost: £1,320/year

Est. upgrade cost to C: £16,500

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

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1438149

Property Details

Street: 1 Holcombe Avenue

Town: Kings Lynn

Postcode: PE30 5NX

Installation Details

Items: 1 door

Certificate Issued: 09/02/2004

Work Completed: 19/01/2004

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	23/01/2026 (4 months ago)	£212,500	—

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
Same street 16 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NX	£195,000	22/09/2023	Semi-detached
57 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PE	£457,600	14/08/2023	Semi-detached
14 MOUNT STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NH	£265,000	16/06/2023	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
53 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY	£235,000	15/12/2022	Semi-detached
37 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY	£280,000	26/07/2022	Semi-detached
25 KINGS AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NS	£210,000	18/07/2022	Semi-detached
12 EXTONS PLACE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NP	£230,000	19/05/2022	Semi-detached
114 TENNYSON ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5PA	£145,000	18/02/2022	Semi-detached
50 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX	£165,000	28/01/2022	Semi-detached
14 MOUNT STREET, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NH	£195,000	30/09/2021	Semi-detached
46 KINGS AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NS	£180,000	02/09/2021	Semi-detached
22 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY	£215,000	17/08/2021	Semi-detached
50 HOLCOMBE AVENUE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5NY	£145,000	21/07/2021	Semi-detached
49 GOODWINS ROAD, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE30 5QX	£340,000	30/06/2021	Semi-detached

Street average: £195,000 (1 sale)

Area average: £237,840 (15 sales)

Capital growth trend

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

5y growth 25.6%

10y growth 38.9%

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 £840/mo

Realistic £933/mo

Optimistic £1,026/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 PE30 5NX

Nearby

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

Type	Name	Distance
Bus stop	Mount Street, opp	0.2 miles
Bus stop	Thomas Street, opp	0.3 miles
Shop	Whites Premier	0.4 miles
Shop	Andrew Francis	0.4 miles
Train station	King's Lynn	0.5 miles
Train station	Watlington	5.4 miles
Hospital	North Cambridgeshire Hospital	11.8 miles

Street-level crime

Category	Count
Violence and sexual offences	139
Shoplifting	51
Anti-social behaviour	50
Public order	36
Criminal damage and arson	29
Drugs	17
Other theft	11
Other crime	9
Bicycle theft	7
Burglary	3
Robbery	3
Theft from the person	3
Vehicle crime	3
Possession of weapons	2
Total incidents	363

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
King's Lynn Academy	Secondary	0.4 miles	Good — 4 Jul 2022
Greyfriars Academy	Primary	0.4 miles	Requires improvement — 14 Mar 2024
King's Lynn Nursery School	Nursery	0.5 miles	Good — 12 Sep 2013
Howard Junior School	Primary	0.5 miles	Inadequate — 27 Apr 2023
The College of West Anglia	Other	0.5 miles	— (No rating)

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 Flat, Milton Avenue, PE30	£900/mo	3	0.4 miles	OpenRent

Average rent: £900/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 5.1%

Cost-to-rent ratio 19.4×

Monthly cashflow £-42/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.8%

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).