# 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 |
| Last sold | £212,500 Jan 2026 |

## 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).*

## Capital growth trend

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

- **5y growth:** 25.4%
- **10y growth:** 35.3%

## 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)