Sold STC Land

32 SCHOOL ROAD

WISBECH, WEST WALTON, NORFOLK PE14 7ES

1,615 sq ft Listed 6 Feb 2023 (-1212d)

£150,000

Guide Price

Save

# Land for sale (PE14 7ES)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 SCHOOL ROAD, WISBECH, WEST WALTON, NORFOLK PE14 7ES |
| Price | £150,000 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 150 m² |
| Last sold | £365,000 Jul 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Current heating cost:** £1,542/year
- **Est. upgrade cost to C:** £18,350

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£25)
- 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/0832-6124-9100-0224-5202)

## Description

DESCRIPTION An individual building plot with outline planning consent granted for a two-storey, detached dwelling.

DIMENSIONS The plot has a frontage of approx. 18m STMS and a depth of approx. 46m STMS

PLANNING The site has outline planning consent under reference 22/00968/O dated 12th September 2022 for a two storey residential dwelling. A copy of this consent can be viewed at our office, or on the Kings Lynn and West Norfolk Borough Council website.

DEVELOPMENT UPLIFT CLAUSE The area shown outlined in blue does not form part of the land covered by the planning consent and will therefore be subject to a Development Uplift Clause, also known as an Overage. The Development Uplift Clause will reserve the Vendor 50% of any additional value resulting from planning consent (including permitted development) for residential or commercial use for a period of 25 years from completion of the sale. Planning consent is granted on the area shown edged red on the plan overleaf and therefore development within this area will not trigger the Development uplift clause.

ACCESS The plot is accessed directly off School Road.

METHOD OF SALE METHOD OF SALEThe vendor has requested that any interested parties submit their best and final offer by midday on Wednesday 5th October 2022. A tender form is attached to these particulars.Best and Final Offers should be received at our March Professional Office no later than 12 noon on Wednesday 5th October 2022 in a sealed envelope clearly marked 'Plot Adjacent, 32 School Road, West Walton, - Sealed Bid'.Alternatively, we will also accept tenders via email. If you wish to submit a tender via email, please use the subject TENDER FOR PLOT ADJACENT 32 SCHOOL ROAD, WEST WALTON and ensure your tender form is an attachment and not within the body of the email and send to   .The Vendor is under no obligation to accept the highest, or any, tender.

SERVICES Mains water, electricity and drainage are understood to be available for connection but prospective purchasers should make their own enquiries of the relevant authorities.

VIEWING Viewing is strictly by appointment only with the Agent.

FOR FURTHER INFORMATION For further information please call our March Professional Office on   and ask for Polly Stokes.

## Property Photos

- ![Photo](/listings/photos/131463995/272244)
- ![Photo](/listings/photos/131463995/272246)

## FENSA Certificates

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

### FENSA Certificate #15652217
- **Address:** 32 School Road, West Walton, PE14 7ES
- **Certificate Issued:** 05/03/2023
- **Work Completed:** 23/02/2023
- **Items:** 8 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £365,000 | 14/07/2022 | 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] 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 |
| [Same street] 29 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £367,500 | 15/08/2022 | 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:** £289,364 (11 sales)

## Price vs local average

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

- **Local average:** £323,000 (8 Other, PE14, 2024–2026)
- **Deviation:** -53.6%

## 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).*

## 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 |
|------|------|------|------|------|
| 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:** 0.67% (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:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £284/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.8%

*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:** £1,000/m²

## Capital growth trend

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

- **5y growth:** 28.2%
- **10y growth:** -15.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 14.2%
- **10y growth (index):** 44.3%

## 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

150 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£365,000 Jul 2022

Price per m²

£1,000/m²

Local average

£323,000 (-53.6%)

Deprivation

Decile 4 (13,263 of 33,755)

Street crime

6 incidents within 1 mile (Mar 2026)

Key features

Residential Development Plot
Outline Planning Consent
22/00968/O
Erection of 1 Dwelling
Generous Plot
Popular Village Location
For Sale by Private Treaty
Guide Price £150,000
BEST AND FINAL OFFERS INVITED
Deadline to receive offers – midday Wednesday 5th October 2022

Description

DESCRIPTION An individual building plot with outline planning consent granted for a two-storey, detached dwelling.
DIMENSIONS The plot has a frontage of approx. 18m STMS and a depth of approx. 46m STMS
PLANNING The site has outline planning consent under reference 22/00968/O dated 12th September 2022 for a two storey residential dwelling. A copy of this consent can be viewed at our office, or on the Kings Lynn and West Norfolk Borough Council website.
DEVELOPMENT UPLIFT CLAUSE The area shown outlined in blue does not form part of the land covered by the planning consent and will therefore be subject to a Development Uplift Clause, also known as an Overage. The Development Uplift Clause will reserve the Vendor 50% of any additional value resulting from planning consent (including permitted development) for residential or commercial use for a period of 25 years from completion of the sale. Planning consent is granted on the area shown edged red on the plan overleaf and therefore development within this area will not trigger the Development uplift clause.
ACCESS The plot is accessed directly off School Road.
METHOD OF SALE METHOD OF SALEThe vendor has requested that any interested parties submit their best and final offer by midday on Wednesday 5th October 2022. A tender form is attached to these particulars.Best and Final Offers should be received at our March Professional Office no later than 12 noon on Wednesday 5th October 2022 in a sealed envelope clearly marked 'Plot Adjacent, 32 School Road, West Walton, - Sealed Bid'.Alternatively, we will also accept tenders via email. If you wish to submit a tender via email, please use the subject TENDER FOR PLOT ADJACENT 32 SCHOOL ROAD, WEST WALTON and ensure your tender form is an attachment and not within the body of the email and send to .The Vendor is under no obligation to accept the highest, or any, tender.
SERVICES Mains water, electricity and drainage are understood to be available for connection but prospective purchasers should make their own enquiries of the relevant authorities.
VIEWING Viewing is strictly by appointment only with the Agent.
FOR FURTHER INFORMATION For further information please call our March Professional Office on and ask for Polly Stokes.

Listed by

March

Maxey Grounds & Co LLP

Reference: 131463995

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 04/04/2022

Current heating cost: £1,542/year

Potential heating cost: £857/year

Est. upgrade cost to C: £18,350

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£25)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

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

FENSA Certificate #15652217 Recent

Property Details

Street: 32 School Road

Town: West Walton

Postcode: PE14 7ES

Installation Details

Items: 8 windows and 2 doors

Certificate Issued: 05/03/2023

Work Completed: 23/02/2023

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	14/07/2022 (3 years ago)	£365,000	—

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
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
Same street 29 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES	£367,500	15/08/2022	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: £289,364 (11 sales)

Capital growth trend

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

5y growth 28.2%

10y growth -15.1%

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

1y (index) 0.9%

5y (index) 14.2%

10y (index) 44.3%

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: 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
Violence and sexual offences	3
Possession of weapons	1
Public order	1
Vehicle crime	1
Total incidents	6

Within 1 mile during Mar 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. 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 0.67%

Max investor price (0.8%) £125,000

Target investor price (1%) £100,000

Gross yield 8%

Cost-to-rent ratio 12.5×

Monthly cashflow £284/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.8%

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).