6 WATER MEADOW WAY
DOWNHAM MARKET, NORFOLK PE38 9HA
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Property details
Tenure
FREEHOLD
Floor area
117 m²
Council tax band
C
EPC rating
C
Last sold
£248,000 Feb 2026
Price per m²
£2,137/m²
Local average
£237,999 (+5%)
Street crime
44 incidents within 1 mile (May 2026)
Key features
- Modern three storey townhouse
- Four bedrooms
- 18ft master bedroom with ensuite
- Spacious kitchen/diner
- Enclosed rear garden
- Garage & off road parking
- Popular location
- Close to the train station
Additional details
- Parking
- Yes
- Garden
- Yes
Description
On the first floor, you’ll find a bright and airy lounge with a Juliet balcony, perfect for relaxing, alongside the bay-fronted master bedroom, which boasts its own ensuite.
The second floor houses the remaining three bedrooms and a well appointed family bathroom.
Externally, the property benefits from a front garden and a private rear garden, which provides access to the garage.
The market town of Downham Market has very good local amenities including supermarkets, shops and restaurants. The train station gives great access to the network with routes to King's Lynn, Cambridge and London King's Cross, Schools include Hillcrest Primary and Downham Academy High School.
Listed by
covering Kings Lynn
Spicerhaart
Reference: 160188812
EPC Rating & Upgrade Cost
Current rating: C
Potential rating: B
Inspection date: 30/07/2019
Expiry date: 29/07/2029
Current heating cost: £444/year
Potential heating cost: £449/year
Recommendations
- Solar water heating (6,000)
- Solar photovoltaic panels, 2.5 kWp (5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
EPC 1
Price history
63% since 2006
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 12/02/2026 (5 months ago) | £248,000 | +34.1% |
| Sold | 14/11/2019 (6 years ago) | £185,000 | +21.7% |
| Sold | 06/07/2006 (20 years ago) | £152,000 | — |
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 |
|---|---|---|---|
| 19 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £210,000 | 24/11/2023 | Terraced |
| 104 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH | £240,000 | 30/10/2023 | Terraced |
| 17 POPLAR CLOSE, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9SN | £159,000 | 25/08/2023 | Terraced |
| 141 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £205,000 | 18/05/2023 | Terraced |
| 30 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £226,000 | 28/04/2023 | Terraced |
| 9 WINDSOR STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9EG | £219,000 | 05/12/2022 | Terraced |
| 108 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GH | £238,000 | 25/11/2022 | Terraced |
| 9 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £225,000 | 12/10/2022 | Terraced |
| 13 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £220,000 | 16/09/2022 | Terraced |
| 6 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £225,000 | 23/06/2022 | Terraced |
| Same street 9 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £225,000 | 27/05/2022 | Terraced |
| 121 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £185,000 | 08/04/2022 | Terraced |
| RIVERSIDE VIEWS 2 FAIRFIELD ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9ET | £280,000 | 15/03/2022 | Terraced |
| 127 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £180,000 | 25/02/2022 | Terraced |
| 18 RUSHMEADOW CRESCENT, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9BT | £220,000 | 20/01/2022 | Terraced |
| 10 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £175,000 | 17/12/2021 | Terraced |
| 12 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £170,000 | 02/12/2021 | Terraced |
| 15 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £235,000 | 28/09/2021 | Terraced |
| 14 OSTLERS ROAD, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GN | £176,000 | 24/09/2021 | Terraced |
| 16 WINNOLD STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9FE | £217,595 | 24/09/2021 | Terraced |
| Same street 33 WATER MEADOW WAY, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9HA | £195,000 | 21/09/2021 | Semi-detached |
| 137 BENNETT STREET, DOWNHAM MARKET, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE38 9GD | £195,000 | 02/09/2021 | Terraced |
Street average: £210,000 (2 sales)
Area average: £210,030 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): King's Lynn and West Norfolk. Series: Terraced. As of April 2026.
Rental Range
Estimated market rent for King's Lynn and West Norfolk. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → King's Lynn and West Norfolk.
LHA (30th percentile) floor for Kings Lynn: £1,047/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Train station | Downham Market | 0.3 miles |
| Shop | Unknown | 0.3 miles |
| Bus stop | Railway Station, opp | 0.3 miles |
| Bus stop | Grimshoe Road, adj | 0.4 miles |
| Train station | Watlington | 4.6 miles |
| Hospital | North Cambridgeshire Hospital | 9.4 miles |
| Hospital | Queen Elizabeth Hospital | 10.8 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 20 |
| Anti-social behaviour | 6 |
| Public order | 6 |
| Criminal damage and arson | 5 |
| Shoplifting | 4 |
| Other theft | 2 |
| Other crime | 1 |
| Total incidents | 44 |
Within 1 mile during May 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 |
|---|---|---|---|
| Nelson Academy | Primary | 0.3 miles | Good — 12 Jan 2017 |
| Downham Market Academy | Secondary | 0.9 miles | Good — 21 Jun 2022 |
| Downham Market, Hillcrest Primary School | Primary | 1.1 miles | Good — 30 Sep 2013 |
| Wimbotsham and Stow Academy | Primary | 1.3 miles | Good — 3 Nov 2016 |
| Denver Voluntary Controlled Primary School | Primary | 1.4 miles | Good — 25 May 2023 |
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 |
|---|---|---|---|---|
| 4 Bed Semi-Detached House, Primrose Avenue, PE38 | £1,500/mo | 4 | 0.42 miles | OpenRent |
| 4 Bed Detached House, Downham Market, PE38 | £1,300/mo | 4 | 1.01 miles | OpenRent |
Average rent: £1,400/mo (2 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).