For sale Terraced

9 GOODRICKS

KING'S LYNN, BURNHAM THORPE, NORFOLK PE31 8HP

3 beds 1 baths 947 sq ft Listed 10 Apr 2026 (-68d)

£280,000

Guide Price

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# 3 bedroom terraced house for sale (PE31 8HP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 GOODRICKS, KING'S LYNN, BURNHAM THORPE, NORFOLK PE31 8HP |
| Price | £280,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 88 m² |
| Last sold | £148,000 Aug 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 05/06/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,289/year
- **Est. upgrade cost to C:** £20,355

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£30)
- G (£350 - £450)
- N (£4,000 - £6,000)
- O3 (£1,000 - £1,400)
- X (£1,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0845-2856-7267-9106-8711)

## Description

The property enjoys a generous layout across two floors, featuring a welcoming lounge with feature woodburning stove, a wellproportioned kitchen/dining room and three comfortable bedrooms. Externally, the home benefits from a large front driveway providing parking for multiple vehicles and a rear garden mostly laid to lawn, enjoying open views across surrounding fields.

With its blend of contemporary presentation, practical living space and countryside charm, this property provides an excellent opportunity to step onto the property ladder.

Agent note : the property has a section 157 on this means we can only sell the property to a local buyer or surrounding area please call for further details

## Property Photos

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## Floorplans

- ![pbox-FP.jpg](/listings/photos/174314123/582043) - pbox-FP.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/174314123/582044) - EPC Rating Graph
- ![EPC Rating Graph](/listings/photos/174314123/582047) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #12648751
- **Address:** 9 Goodricks, Burnham Thorpe, PE31 8HP
- **Certificate Issued:** 13/11/2017
- **Work Completed:** 09/11/2016
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 GOODRICKS, BURNHAM THORPE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8HP | £148,000 | 25/08/2016 | Terraced |

## 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] 8 GOODRICKS, BURNHAM THORPE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8HP | £262,000 | 10/02/2023 | Terraced |

**Street average:** £262,000 (1 sale)

## Price vs local average

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

- **Local average:** £397,631 (17 Terraced, PE31, 2024–2026)
- **Deviation:** -29.6%

## 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).*

- **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 Bungalow, Cambers Lane, PE31 | £1,250/mo | 3 | 0.95 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £-3/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0%

*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:** £3,182/m²

## Capital growth trend

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

- **5y growth:** -19.6%
- **10y growth:** 8.4%

## House Price Index (HM Land Registry)

*Official index for King's Lynn and West Norfolk; Terraced series; as of March 2026.*

- **1y growth (index):** 1%
- **5y growth (index):** 12.6%
- **10y growth (index):** 40.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

88 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£148,000 Aug 2016

Price per m²

£3,182/m²

Local average

£397,631 (-29.6%)

Deprivation

Decile 3 (9,329 of 33,755)

Street crime

8 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Description

This attractive three bedroom home is presented to a modern yet cosy countryside standard throughout, offering well balanced accommodation ideal for first time buyers or those seeking a peaceful rural lifestyle.

The property enjoys a generous layout across two floors, featuring a welcoming lounge with feature woodburning stove, a wellproportioned kitchen/dining room and three comfortable bedrooms. Externally, the home benefits from a large front driveway providing parking for multiple vehicles and a rear garden mostly laid to lawn, enjoying open views across surrounding fields.

With its blend of contemporary presentation, practical living space and countryside charm, this property provides an excellent opportunity to step onto the property ladder.

Agent note : the property has a section 157 on this means we can only sell the property to a local buyer or surrounding area please call for further details

Listed by

Fakenham

Countrywide UK Sales - Connells

Reference: 174314123

EPC Rating & Upgrade Cost

This certificate expired on 05/06/2026. A new EPC may be required before the property can be marketed or let.

Current rating: F

Potential rating: C

Inspection date: 06/06/2016

Expiry date: 05/06/2026 (expired)

Current heating cost: £1,289/year

Potential heating cost: £593/year

Est. upgrade cost to C: £20,355

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 (£30)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Replacement glazing units (£1,000 - £1,400)
High performance external doors (£1,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

pbox-FP.jpg

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #12648751

Property Details

Street: 9 Goodricks

Town: Burnham Thorpe

Postcode: PE31 8HP

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 13/11/2017

Work Completed: 09/11/2016

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
Listed for sale	—	£280,000	+89.2%
Sold	25/08/2016 (9 years ago)	£148,000	—

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 8 GOODRICKS, BURNHAM THORPE, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8HP	£262,000	10/02/2023	Terraced

Street average: £262,000 (1 sale)

Capital growth trend

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

5y growth -19.6%

10y growth 8.4%

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

1y (index) 1%

5y (index) 12.6%

10y (index) 40.7%

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 PE31 8HP

Nearby

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

Type	Name	Distance
Bus stop	Lowes Lane, adj	0.2 miles
Shop	Mace	1.0 miles
Shop	Burnham Motors	1.1 miles
Bus stop	Bellamys Lane, adj	1.1 miles
Train station	Wells-on-Sea	4.7 miles
Train station	The Midden	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	5
Criminal damage and arson	1
Other crime	1
Theft from the person	1
Total incidents	8

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
Burnham Market Primary School	Primary	1.2 miles	Good — 16 Jun 2024

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 Bungalow, Cambers Lane, PE31	£1,250/mo	3	0.95 miles	OpenRent

Average rent: £1,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 5.4%

Cost-to-rent ratio 18.7×

Monthly cashflow £-3/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0%

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).