Sold STC Cottage

41 MAIN ROAD

KING'S LYNN, CLENCHWARTON, NORFOLK PE34 4BQ

3 beds 1 baths 840 sq ft Listed 30 Apr 2021 (-1877d)

£219,995

Reduced on 30 Apr 2021

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# 3 bedroom cottage for sale (PE34 4BQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41 MAIN ROAD, KING'S LYNN, CLENCHWARTON, NORFOLK PE34 4BQ |
| Price | £219,995 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 78 m² |
| Last sold | £230,000 Aug 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 15/03/2031
- **Est. upgrade cost to C:** £31,710

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- E (£35)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- X (£2,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2496-3896-4215-1111-4121)

## Description

A very well presented two / three bedroom semi detached cottage situated in the popular village of Clenchwarton. The accommodation comprises lounge, dining room, summer room, kitchen, utility room, bathroom, two double bedrooms and a dressing room/bedroom three. The property further benefits from double glazing, oil fired central heating, off road parking for numerous vehicles, a large plot and the potential to extend (subject to planning permission). Local amenities can be found in the village including a convenience shop and primary school, with more extensive facilities found in King's Lynn Town Centre including a main line rail link into Cambridge and London King's Cross.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/106230284/692958) - Floorplan 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #9946702
- **Address:** 41 Main Road, Clenchwarton, PE34 4BQ
- **Certificate Issued:** 02/12/2013
- **Work Completed:** 08/11/2013
- **Items:** 2 window(s)

### FENSA Certificate #7995433
- **Address:** 41 Main Road, Clenchwarton, PE34 4BQ
- **Certificate Issued:** 21/02/2011
- **Work Completed:** 11/02/2011
- **Items:** 9 window(s), 1 door(s)

### FENSA Certificate #5285522
- **Address:** 41 Main Road Clenchwarton, KING'S LYNN, PE34 4BQ
- **Certificate Issued:** 10/12/2007
- **Work Completed:** 30/10/2007
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41 MAIN ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BQ | £230,000 | 05/08/2022 | Semi-detached |
| 41 MAIN ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BQ | £138,000 | 24/09/2010 | Semi-detached |
| 41 MAIN ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BQ | £32,500 | 15/03/1996 | 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 |
|---------|-------|------|------|
| [Same street] KINGSTON LODGE, 79 MAIN ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BQ | £325,000 | 16/06/2023 | Detached |
| 3 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL | £475,000 | 27/05/2022 | Detached |
| 61 FERRY ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BU | £410,000 | 20/12/2021 | Detached |
| 4 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL | £352,500 | 29/07/2021 | Detached |
| 3 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL | £350,000 | 23/07/2021 | Detached |
| 2 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL | £390,000 | 30/06/2021 | Detached |
| 1 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL | £370,000 | 30/06/2021 | Detached |

**Street average:** £325,000 (1 sale)
**Area average:** £391,250 (6 sales)

## Price vs local average

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

- **Local average:** £298,714 (21 Detached, PE34, 2024–2026)
- **Deviation:** -26.4%

## 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, Robin Kerkham Way, PE34 | £1,100/mo | 3 | 0.58 miles | OpenRent |
| 3 Bed Bungalow, Robin Kerkham Way, PE34 | £1,100/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £1,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £99/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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:** £2,820/m²

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 16.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.4%
- **5y growth (index):** 12.2%
- **10y growth (index):** 38.9%

## 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

78 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£230,000 Aug 2022

Price per m²

£2,820/m²

Local average

£298,714 (-26.4%)

Deprivation

Decile 5 (15,714 of 33,755)

Street crime

22 incidents within 1 mile (Apr 2026)

Key features

Semi Detached Cottage
2/3 Bedrooms
Large Plot
Dining Room
Summer Room
Bathroom
Potential To Extend (Subject to PP)
EPC Rating: E

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Kings Lynn

Millsopps

Reference: 106230284

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 16/03/2021

Expiry date: 15/03/2031

Est. upgrade cost to C: £31,710

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
High performance external doors (£2,000)
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)

Floorplans

Floorplan 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9946702

Property Details

Street: 41 Main Road

Town: Clenchwarton

Postcode: PE34 4BQ

Installation Details

Items: 2 windows

Certificate Issued: 02/12/2013

Work Completed: 08/11/2013

This certificate data was retrieved from FENSA's database

FENSA Certificate #7995433

Property Details

Street: 41 Main Road

Town: Clenchwarton

Postcode: PE34 4BQ

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 21/02/2011

Work Completed: 11/02/2011

This certificate data was retrieved from FENSA's database

FENSA Certificate #5285522

Property Details

Street: 41 Main Road Clenchwarton

Town: KING'S LYNN

Postcode: PE34 4BQ

Installation Details

Items: 2 windows

Certificate Issued: 10/12/2007

Work Completed: 30/10/2007

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

608% since 1996

Event	Date	Price	% change
Sold	05/08/2022 (3 years ago)	£230,000	+66.7%
Sold	24/09/2010 (15 years ago)	£138,000	+324.6%
Sold	15/03/1996 (30 years ago)	£32,500	—

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 KINGSTON LODGE, 79 MAIN ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BQ	£325,000	16/06/2023	Detached
3 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL	£475,000	27/05/2022	Detached
61 FERRY ROAD, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4BU	£410,000	20/12/2021	Detached
4 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL	£352,500	29/07/2021	Detached
3 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL	£350,000	23/07/2021	Detached
2 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL	£390,000	30/06/2021	Detached
1 POPPY CLOSE, CLENCHWARTON, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE34 4FL	£370,000	30/06/2021	Detached

Street average: £325,000 (1 sale)

Area average: £391,250 (6 sales)

Capital growth trend

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

5y growth 5.2%

10y growth 16.9%

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

1y (index) 1.4%

5y (index) 12.2%

10y (index) 38.9%

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 PE34 4BQ

Nearby

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

Type	Name	Distance
Bus stop	Millennium Way, opp	0.2 miles
Bus stop	Millennium Way, adj	0.2 miles
Shop	Morrisons Daily	0.5 miles
Shop	Leisuregrow Home & Garden Outlet	0.7 miles
Train station	King's Lynn	1.5 miles
Hospital	Queen Elizabeth Hospital	3.2 miles
Train station	Watlington	5.7 miles
Hospital	North Cambridgeshire Hospital	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	15
Anti-social behaviour	3
Criminal damage and arson	2
Other crime	1
Other theft	1
Total incidents	22

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
Clenchwarton Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
West Lynn Primary School	Primary	0.7 miles	Good — 9 Oct 2019
Visiting Teacher Service West	Other	1.1 miles	— (No rating)
Whitefriars Church of England Primary Academy	Primary	1.3 miles	Outstanding — 17 Jul 2024
King's Lynn Nursery School	Nursery	1.4 miles	Good — 12 Sep 2013

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, Robin Kerkham Way, PE34	£1,100/mo	3	0.58 miles	OpenRent
3 Bed Bungalow, Robin Kerkham Way, PE34	£1,100/mo	3	0.58 miles	OpenRent

Average rent: £1,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £99/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.9%

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).