# 3 bedroom end of terrace house for sale (IP24 3JJ) ## Property Details | Key | Value | |-----|-------| | Address | 65 MINGAY ROAD, THETFORD, NORFOLK IP24 3JJ | | Price | £195,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | A | | Last sold | £195,000 Jul 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 24/03/2034 - **Current heating cost:** £839/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - 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/0360-2005-0370-2324-2651) ## Description This beautifully presented three-bedroom end-of-terrace home on Mingay Road offers a stylish and modern living space, ideal for families and first-time buyers. With a contemporary finish throughout and the potential for off-road parking (subject to lowering the kerb), this home is ready to make your own. As you approach, a pathway leads to the **storm porch**, providing a convenient space for shoes and coats. Stepping inside, the **entrance hall** welcomes you with a smooth skim ceiling and a neutral colour palette that flows seamlessly throughout the home. The **kitchen** is sleek and contemporary, featuring **matte stone grey handleless cupboards and drawers** with a soft-close function. There is space and plumbing for an integrated dishwasher, an electric cooker point with an overhead extractor fan, and a tall-standing fridge freezer. A convenient under-stairs storage cupboard provides extra space, and a rear entrance door leads directly into the garden. The kitchen sink overlooks the rear garden, adding to its practicality. The **living room** is bright and inviting, recently re-carpeted, and benefits from dual-aspect windows. French-style double doors open onto the rear garden, allowing plenty of natural light to flow through. The smooth skim ceiling and wall light points enhance the modern feel of the space. A **downstairs cloakroom** adds convenience, featuring a vanity sink unit, low-level WC, and a heated towel rail. Upstairs, the **principal bedroom** includes a useful built-in storage cupboard over the stairs and a front-facing window. The **second bedroom** is a **spacious double**, also located at the front of the property, offering ample room for furniture. The **third bedroom** is a well-proportioned single room with a side-facing window and a cupboard housing the gas condensing combi boiler. The **family bathroom** is stylish and modern, offering a white three-piece suite with a vanity sink unit, a heated towel rail, fully tiled walls, a bath with an electric shower over, and a low-level WC. The **rear garden** is fully enclosed, featuring a paved patio area with the remainder laid to lawn—an uncultivated space ready for landscaping to suit your vision. This well-maintained home is an excellent opportunity to secure a stylish and spacious property in a sought-after location. **Agents Note** We are aware of a parcel of land, which has been enclosed within the property’s fenced boundary, with no external access since our client’s purchase in October 2010 although it does not appear to form part of the legal title. **Anti-Money Laundering Regulations** We are obliged under the Government’s Money Laundering Regulations 2019, which require us to confirm the identity of all potential buyers who have had their offer accepted on a property. To do so, we have partnered with Lifetime Legal, a third-party service provider who will reach out to you at an agreed-upon time. They will require the full name(s), date(s) of birth and current address of all buyers - it would be useful for you to have your driving licence and passport ready when receiving this call. Please note that there is a fee of £60 (inclusive of VAT) for this service, payable directly to Lifetime Legal. Once the checks are complete, and our Condition of Sale Agreement has been signed, we will be able to issue a Memorandum of Sale to proceed with the transaction. EPC Rating: C ## Property Photos - ![Front elevation](/listings/photos/159301235/1212689) - Front elevation - ![Living room](/listings/photos/159301235/1212690) - Living room - ![Kitchen](/listings/photos/159301235/1212691) - Kitchen - ![Principal bedroom](/listings/photos/159301235/1212692) - Principal bedroom - ![Entrance hall](/listings/photos/159301235/1212693) - Entrance hall - ![Cloakroom](/listings/photos/159301235/1212694) - Cloakroom - ![Bedroom two](/listings/photos/159301235/1212695) - Bedroom two - ![Bedroom three](/listings/photos/159301235/1212696) - Bedroom three - ![Bathroom](/listings/photos/159301235/1212697) - Bathroom - ![Rear garden](/listings/photos/159301235/1212698) - Rear garden - ![Rear elevation](/listings/photos/159301235/1212699) - Rear elevation ## Floorplans - ![All](/listings/photos/159301235/1212700) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 65 MINGAY ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JJ | £195,000 | 11/07/2025 | Semi-detached | | 65 MINGAY ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JJ | £94,000 | 01/10/2010 | 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 | |---------|-------|------|------| | 34 ULFKELL ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JP | £147,500 | 19/12/2025 | Terraced | | 7 STEARNE CLOSE, THETFORD, BRECKLAND, NORFOLK, IP24 3JF | £185,000 | 27/10/2025 | Terraced | | 87 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3QA | £109,500 | 29/08/2025 | Terraced | | 59 KIMMS BELT, THETFORD, BRECKLAND, NORFOLK, IP24 3JQ | £180,000 | 11/12/2023 | Terraced | | 150 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3QD | £195,000 | 24/11/2023 | Terraced | | 10 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PX | £175,000 | 17/11/2023 | Terraced | | 38 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PY | £110,000 | 27/10/2023 | Terraced | | 18 FIR ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JY | £122,000 | 21/09/2023 | Terraced | | 38 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PY | £102,000 | 16/08/2023 | Terraced | | 6 BEECH CLOSE, THETFORD, BRECKLAND, NORFOLK, IP24 3JX | £192,500 | 31/03/2023 | Terraced | | 50 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PY | £94,000 | 08/03/2023 | Terraced | | 16 ULFKELL ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JP | £177,500 | 25/11/2022 | Terraced | | 17 BEECH CLOSE, THETFORD, BRECKLAND, NORFOLK, IP24 3JX | £171,000 | 18/11/2022 | Terraced | | 49 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PY | £125,000 | 20/09/2022 | Terraced | | 172 CANONS WALK, THETFORD, BRECKLAND, NORFOLK, IP24 3QQ | £170,000 | 25/07/2022 | Terraced | | 49 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PY | £97,500 | 16/05/2022 | Terraced | | 8 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PX | £160,000 | 09/05/2022 | Terraced | | 169 CANONS WALK, THETFORD, BRECKLAND, NORFOLK, IP24 3QQ | £166,000 | 09/05/2022 | Terraced | | 62 MINGAY ROAD, THETFORD, BRECKLAND, NORFOLK, IP24 3JN | £180,000 | 08/04/2022 | Terraced | | 63 ST MARTINS WAY, THETFORD, BRECKLAND, NORFOLK, IP24 3PZ | £165,000 | 01/04/2022 | Terraced | **Area average:** £151,225 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £180,929 (35 Terraced, IP24, 2024–2026) - **Deviation:** +7.8% ## Rental Range *ONS Price Index of Private Rents (Breckland). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £828/mo - **Realistic:** £920/mo - **Optimistic:** £1,012/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 Maisonette, Dane Close, IP24 | £1,200/mo | 3 | 0.31 miles | OpenRent | | 3 Bed End Terrace, Tudor Close, IP24 | £1,400/mo | 3 | 0.39 miles | OpenRent | | 3 Bed Terraced House, Tudor Close, IP24 | £1,295/mo | 3 | 0.39 miles | OpenRent | **Average rent: £1,298/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.66% (weak for cashflow) - **Max investor price (0.8%):** £161,875 - **Target investor price (1%):** £129,500 *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 £1,295/mo).* - **Gross yield:** 8% - **Cost-to-rent:** 12.5× - **Monthly cashflow:** £373/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 7.9% *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:** £2,321/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.3% - **10y growth:** 18% ## House Price Index (HM Land Registry) *Official index for Breckland; Terraced series; as of April 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 16.1% - **10y growth (index):** 44.7% ## 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)