# 1 bedroom cottage for sale (PE32 2QG)

## Property Details

| Key | Value |
|-----|-------|
| Address | KNOCKS COTTAGE, FRONT STREET, KING'S LYNN, LITCHAM, NORFOLK PE32 2QG |
| Price | £250,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 117 m² |
| Last sold | £260,000 Nov 2017 |

## Description

**** **** A simply stunning cottage, with planning to extend. You will be truly 'wowed' when you view both the interior and exterior of this delightful cottage. Currently offering one double bedroom, planning was previously granted to extend the property and the owner is currently seeking to reinstate this permission. Furnished to a very high standard the property is currently a luxury holiday home and will particularly appeal to those looking for their own weekend getaway. The property has been subject to an extensive restoration, extension and improvement programme. 

The ground floor has been sympathetically extended and offers entrance hall, dining hall, sitting room with magnificent fireplace, downstairs cloakroom and a wonderful kitchen/breakfast room overlooking the rear. The first floor has the double bedroom and luxurious bathroom with four piece suite. The outside is equally accommodating with large shingle driveway providing plenty of off street parking, two patio areas, large brick storage shed/workshop, lawned garden and large summer house. 

There is a perfect blend of period character and modern specification. Sash windows, exposed beams, restored floorings, fireplace with wood burner, bespoke solid wood kitchen, granite worktops, integral music system, solid wood staircase and travertine tiled bathroom - these are all offered in beautiful condition. You will not be disappointed with this property, set in the heart of one of Norfolk's most sought after villages. 

**LITCHAM** **** Litcham is a small village between the market towns of Fakenham and Dereham. It's described in the Doomsday book as 'a market town in the centre of Norfolk' although it's much older than that with Roman roads found nearby. There is a village museum with a Grade II listed underground limekiln, which you can arrange to view. There are walks in the nature reserve on Litcham Common and down the river Nar. The village has a pub, The Old Bull, a butcher, a doctor’s surgery and a post office/general store. There are two schools, a primary, and the very much in demand, Litcham High. There is also a 12th century church, All Saints, which was largely rebuilt in the early 15th century. Litcham is ideally positioned for the Norfolk coast with its miles of unspoilt coastline. The city of Norwich is 26 miles away and has a very convenient local airport for intercontinental gateway flights through Schiphol. There are direct rail links from Norwich to London Liverpool Street.  King's Lynn, with a direct rail route to London King's Cross-via Cambridge, is 19 miles away. 

**ACCOMMODATION** **COMPRISES:-** **** IG steel door with obscure glass opening into… 

**ENTRANCE** **HALL** **9' 0" x 5' 4" (2.74m x 1.63m)** Solid wood flooring, radiator, loft access, controls for smoke detectors and alarm system, telephone point and doors to downstairs cloakroom, kitchen/diner and dining hall. 

**KITCHEN/DINER** **21' 7" x 13' 1" (6.58m x 3.99m)** Dual aspect with double glazed french doors and windows to the side and rear with blinds to side windows, bespoke made solid wood kitchen cabinetry of wall and base units, centre island, granite worktops and 1.5 bowl porcelain sink with mixer tap. Dual fuel gas and electric Rangemaster Elan cooker with extractor fan above, tiled splashbacks, Italian handmade tiled flooring with underfloor heating, space and plumbing for appliances, integrated tall De Dietrich fridge, integrated speakers for sound system and wall mounted television point. 

**DINING** **HALL** **17' 4" x 12' 10" (5.28m x 3.91m)** Indian slate flooring with partial underfloor heating, cast-iron radiator, fitted shelving to one wall, integrated speakers and control point for sound system, wall lighting and Iroko solid wood staircase to the first floor. Doors to entrance hall and sitting room and double glazed sash windows to side with roller blinds. 

**SITTING** **ROOM** **18' 9" x 13' 5" (5.72m x 4.09m)** Double glazed sash windows to front, two cast-iron radiators and exposed brick inglenook fireplace with multi-fuel burner, original oak beam mantel and tiled hearth. Television point, wiring for sound system, exposed wooden beams and wall lighting. 

**CLOAKROOM** **** Two piece suite comprising of a WC, wall mounted corner washbasin, extractor fan and tiled flooring. 

**STAIRS** **AND** **LANDING** **** The staircase rises to the first floor dual aspect galleried landing measuring 12' 4" x 8' 6" (3.76m x 2.59m) with double glazed windows to side and rear with views across the garden and roller blinds, study area with telephone point, radiator and solid wood flooring. Wall mounted lighting, vaulted ceiling with exposed wooden beams and doors to the bedroom and bathroom. 

**BEDROOM** **18' 10" x 13' 4" (5.74m x 4.06m)** Double bedroom with carpeted flooring, double glazed windows to front, exposed wood beams, chimney breast (currently unused), two cast-iron radiators, wall lighting, loft access and feature stained glass window to galleried landing. 

**BATHROOM** **12' 4" x 7' 11" (3.76m x 2.41m)** Four piece suite comprising of a free-standing bath, low level WC, washbasin and large shower cubicle. Airing cupboard, cast-iron heated towel rail, travertine tiled walls to ceiling, part-vaulted ceiling with exposed wood beams, small loft access and extractor fan. 

**OUTSIDE** **** To the front of the property is a large shingled driveway with parking and turning for numerous vehicles, there is a lean-to storage area which formed part of the old butchers of Litcham. There is a trellis fencing with hedgerows surrounding the coal bunker and oil tank for the heating and there is outside lighting. A gate leads through to the rear garden and immediately behind the french doors there is the outside sound system and outside lighting, as well as a large patio area separated from the main lawned garden by a brick wall and iron railings. There is a brick and block storage shed/ workshop with a pantile roof which sits to the side of the patio. There is a secondary patio area enclosed by a 5ft brick wall and hedgerow. Iron gates lead into the main garden which is laid primarily to lawn and is enclosed by planting to one side and fencing to the other. There is a further patio area backing the brick wall and to the rear there are also some raised beds constructed of reclaimed sleepers. Furthermore, there is a beautiful summerhouse at the rear and an outside tap.  

**SUMMERHOUSE** **** The summerhouse is partitioned into three sections, one being a sitting area to the front with door and windows looking into the rear garden. There is a room currently used for storage with a window to side and two further areas. 

**ENERGY** **EFFICIENCY** **RATING** **** D. The reference number or full certificate can be obtained from Sowerbys upon request.

To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number. 

**SERVICES** **CONNECTED** **** Mains electricity, water and drainage and oil fired central heating. Telephone and broadband connected. 

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/45559791/581091) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/45559791/581093) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| KNOCKS COTTAGE FRONT STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2QG | £260,000 | 17/11/2017 | Semi-detached |
| KNOCKS COTTAGE FRONT STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2QG | £120,000 | 10/09/2004 | 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 |
|---------|-------|------|------|
| 6 RECTORY MEADOW, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NR | £540,000 | 17/07/2023 | Detached |
| FOURWAYS MILEHAM ROAD, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NZ | £560,000 | 18/05/2023 | Detached |
| MILL FIELD MILEHAM ROAD, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NZ | £1,100,000 | 05/05/2023 | Detached |
| [Same street] ASH COTTAGE FRONT STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2QG | £375,000 | 28/03/2023 | Semi-detached |
| THE BRAMBLES BACK STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2PA | £540,000 | 16/12/2022 | Detached |
| 8 CHURCH STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NS | £565,000 | 16/12/2022 | Detached |
| RUSSELL HOUSE BACK STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2PA | £495,000 | 04/11/2022 | Detached |
| 31 CHURCH STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NS | £320,000 | 21/09/2022 | Detached |
| 24 CHURCH STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NS | £170,500 | 05/09/2022 | Detached |
| [Same street] CINDER COTTAGE FRONT STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2QG | £195,000 | 13/04/2022 | Other |
| 6 CHURCH STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NS | £517,500 | 08/04/2022 | Detached |
| [Same street] 1 ALBION TERRACE FRONT STREET, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2QG | £138,000 | 01/04/2022 | Terraced |
| CHERRY MEADE DRUIDS LANE, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2YA | £575,000 | 21/01/2022 | Detached |
| THE WHITE HOUSE MILEHAM ROAD, LITCHAM, KING'S LYNN, BRECKLAND, NORFOLK, PE32 2NZ | £576,950 | 26/08/2021 | Detached |

**Street average:** £236,000 (3 sales)
**Area average:** £541,814 (11 sales)

## Price vs local average

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

- **Local average:** £451,183 (29 Detached, PE32, 2024–2026)
- **Deviation:** -44.6%

## Rental Range

*ONS Price Index of Private Rents (Breckland). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £822/mo
- **Realistic:** £913/mo
- **Optimistic:** £1,004/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £547/mo

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £114,125
- **Target investor price (1%):** £91,300

*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:** £2,137/m²

## Capital growth trend

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

- **5y growth:** 9.3%
- **10y growth:** 57.9%

## House Price Index (HM Land Registry)

*Official index for Breckland; Detached series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 11.9%
- **10y growth (index):** 41.1%

## 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)