86, DOWNHAM ROAD, WATLINGTON, KING'S LYNN, PE33 0HR - £225,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

86 DOWNHAM ROAD is a small extended detached house of 79m², built sometime between 1930 and 1949, which could now be worth an estimated £294,352. It was last sold for £225,000 in July 2017, which was around 21% below the average July 2017 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was March 2017, where the current energy rating was E, and the potential energy rating was B.

86 DOWNHAM ROAD Sold Prices

Land registry data shows three sales for 86 DOWNHAM ROAD since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. All of the three 86 DOWNHAM ROAD sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2017 14 JUL	£225,000	£285,970	21% below HPI
2015 15 OCT	£104,000	£252,909	59% below HPI
2001 27 JUN	£48,500	£104,093	53% below HPI

86 DOWNHAM ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the King's Lynn and West Norfolk local authority area over time, sourced from the HPI. The three 86 DOWNHAM ROAD sales between June 2001 and July 2017 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2015 sale was for 59% below the HPI. So the extrapolation line tracks at 59% below the HPI over time, until the July 2017 sale, where it rises to 21% below the HPI. The line then continues to track at 21% below the HPI.

What might 86 DOWNHAM ROAD be worth now?

86 DOWNHAM ROAD might now be worth an estimated £294,352.

This is based on house price inflation of 30.8%, between July 2017 and December 2024, for detached houses, in the King's Lynn and West Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 30.8% inflationary increase is applied to the most recent sale price for 86 DOWNHAM ROAD of £225,000 on 14th July 2017. For the value to have increased from £225,000 to £294,352 over the six years and seven months to December 2024, the following assumptions must hold true:

• The value of 86 DOWNHAM ROAD has moved in line with the HPI for detached houses in the King's Lynn and West Norfolk local authority area.
• The July 2017 sale price of £225,000 represented a fair market value for the property.
• The size, condition, and specification of 86 DOWNHAM ROAD has not materially changed since July 2017.

How Large is 86 DOWNHAM ROAD?

86 DOWNHAM ROAD is 79m², which includes one extension, according to the EPC inspection conducted in March 2017. This puts it in the smallest 30% of detached houses houses in Watlington, based on EPC data. The below chart shows the distribution of detached houses houses by size in Watlington, and where 86 DOWNHAM ROAD lies on this distribution: 24% of detached houses houses are smaller than 86 DOWNHAM ROAD, and 75% of houses are larger. Note that EPC data is not available for all properties in Watlington.

86 DOWNHAM ROAD: Plot and Title Map

86 DOWNHAM ROAD sits on a plot of roughly 0.112 of an acre, or 452m². The below map shows the location of 86 DOWNHAM ROAD, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 86 DOWNHAM ROAD). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 86 DOWNHAM ROAD?

86 DOWNHAM ROAD is located in WATLINGTON, in the PE33 postcode district. The below map shows the position of No. 86 on DOWNHAM ROAD.