9, WATERING LANE, WEST WINCH, KING'S LYNN, PE33 0JY - £295,000

Based on the August 2024 Price Paid Data (released on 27th September 2024), the July 2024 House Price Index (released on 18th September 2024), and the August 2024 Energy Performance of Buildings Data (released on 3rd October 2024). Sources

9 WATERING LANE is a small extended detached house of 95m², built sometime between 1983 and 1990. It was last sold for £295,000 in June 2024, which was around 17% below the average June 2024 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was July 2022, where the current energy rating was C, and the potential energy rating was B.

9 WATERING LANE Sold Prices

Land registry data shows four sales for 9 WATERING LANE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. Most of the four 9 WATERING LANE 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
2024 18 JUN	£295,000	£354,125	17% below HPI
2005 15 APR	£199,950	£183,187	9% above HPI
1999 5 JAN	£69,000	£73,008	5% below HPI
1996 21 OCT	£59,500	£63,502	6% below HPI

9 WATERING LANE 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 four 9 WATERING LANE sales between October 1996 and June 2024 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 April 2005 sale was for 9% above the HPI. So the extrapolation line tracks at 9% above the HPI over time, until the June 2024 sale, where it falls to 17% below the HPI. The line then continues to track at 17% below the HPI.

How Large is 9 WATERING LANE?

9 WATERING LANE is 95m², which includes one extension, according to the EPC inspection conducted in July 2022. This puts it in the smallest 30% of detached houses in West Winch, based on EPC data. The below chart shows the distribution of detached houses by size in West Winch, and where 9 WATERING LANE lies on this distribution: 26% of detached houses are smaller than 9 WATERING LANE, and 74% of houses are larger. Note that EPC data is not available for all properties in West Winch.

9 WATERING LANE: Plot and Title Map

9 WATERING LANE sits on a plot of roughly 0.154 of an acre, or 624m². The below map shows the location of 9 WATERING LANE, 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 9 WATERING LANE). 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 9 WATERING LANE?

9 WATERING LANE is located in WEST WINCH, in the PE33 postcode district. The below map shows the position of No. 9 on WATERING LANE.