# 5 bedroom detached house for sale (PE14 7ES) ## Property Details | Key | Value | |-----|-------| | Address | 52 SCHOOL ROAD, WISBECH, WEST WALTON, NORFOLK PE14 7ES | | Price | £400,000 | | Bedrooms | 5 | | Bathrooms | 1 | | Construction age | England and Wales: 1996-2002 | | Floor area | 260 m² | | Last sold | £490,000 May 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 01/11/2032 - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/9232-4729-3209-0232-1206) ## Description Situated in the popular village of West Walton, this heavily extended detached family home is impressive throughout. Positioned just down the road from the local school, the property is jaw dropping from the moment you do through the double gates and all the way through, it will take your breath away. The property is entered via a porch that is open plan to the hall. From there, the first reception room is a spacious lounge with wood burning stove and has bi folding doors through to the family room. The family room overlooks the rear garden and again has a set of bi folding doors to the rear garden. The family room also has a set of bi folding doors that leads through to the 37’ kitchen which includes a range of fitted units, range style oven and centre island. From there, the utility room offers access to the garage and in the kitchen there is a pantry. The ground floor is completed with a WC and study, which is ideal if you want to work from home. The first floor has a landing leading to five bedrooms with the master suite comprising a feature window overlooking the rear garden and field views. The master suite also has a dressing room, walk in wardrobe and en suite. The other four bedrooms are all doubles and the family bathroom is modern with a free standing bath, and again, will certainly impress. Outside the property is entered via a double gated entrance with a block paved drive and access to garage. The rear garden is mainly laid to lawn with a raised decked terrace area ideal for outside entertaining and stunning field views. ## Property Photos - ![Photo](/listings/photos/68001390/272189) - ![Photo](/listings/photos/68001390/272193) - ![Photo](/listings/photos/68001390/272197) - ![Photo](/listings/photos/68001390/272199) - ![Photo](/listings/photos/68001390/272203) - ![Photo](/listings/photos/68001390/272207) - ![Photo](/listings/photos/68001390/272212) - ![Photo](/listings/photos/68001390/272216) - ![Photo](/listings/photos/68001390/272221) - ![Photo](/listings/photos/68001390/272222) - ![Photo](/listings/photos/68001390/272224) - ![Photo](/listings/photos/68001390/272226) - ![Photo](/listings/photos/68001390/272228) - ![Photo](/listings/photos/68001390/272230) - ![Photo](/listings/photos/68001390/272232) - ![Photo](/listings/photos/68001390/272234) - ![Photo](/listings/photos/68001390/272236) - ![Photo](/listings/photos/68001390/272238) - ![Photo](/listings/photos/68001390/272242) - ![Photo](/listings/photos/68001390/272245) - ![Photo](/listings/photos/68001390/272248) - ![Photo](/listings/photos/68001390/272252) - ![Photo](/listings/photos/68001390/272255) - ![Photo](/listings/photos/68001390/272258) - ![Photo](/listings/photos/68001390/272262) - ![Photo](/listings/photos/68001390/272265) ## Floorplans - ![Floorplan 1](/listings/photos/68001390/272268) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/68001390/272272) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #3832094 - **Address:** 52 School Road, West Walton, PE14 7ES - **Certificate Issued:** 03/07/2006 - **Work Completed:** 14/06/2006 - **Items:** 2 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £490,000 | 24/05/2023 | Detached | | 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £400,000 | 17/07/2020 | Detached | | 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £175,000 | 07/10/2011 | Detached | | 52 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £79,995 | 20/08/1999 | 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 | | 17 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £327,500 | 28/09/2023 | Detached | | [Same street] 31 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £350,000 | 11/11/2022 | Detached | | GEORGINA WISBECH ROAD, CHURCH END, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ET | £350,000 | 26/08/2022 | Detached | | [Same street] 29 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £367,500 | 15/08/2022 | Detached | | 9 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £215,000 | 12/08/2022 | Detached | | [Same street] 32 SCHOOL ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7ES | £365,000 | 14/07/2022 | Detached | | THE CHESTNUTS SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £450,000 | 19/05/2022 | 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 | | 29A SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £450,000 | 10/09/2021 | Detached | | 46 SALTS ROAD, WEST WALTON, WISBECH, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE14 7EJ | £400,000 | 27/08/2021 | Detached | **Street average:** £281,100 (10 sales) **Area average:** £365,417 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £307,334 (41 Detached, PE14, 2024–2026) - **Deviation:** +30.2% ## Rental Range *ONS Price Index of Private Rents (King's Lynn and West Norfolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £844/mo - **Realistic:** £938/mo - **Optimistic:** £1,032/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.23% (weak for cashflow) - **Max investor price (0.8%):** £117,250 - **Target investor price (1%):** £93,800 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £1,538/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 8% - **10y growth:** 35.5% ## House Price Index (HM Land Registry) *Official index for King's Lynn and West Norfolk; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 8.7% - **10y growth (index):** 37.4% ## 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)