THE COTTAGE, LYNN ROAD, STOKE FERRY, KING'S LYNN, PE33 9SW - £110,000

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

THE COTTAGE is a large extended detached house of 138m², built sometime before 1900, which could now be worth an estimated £212,028. It was last sold for £110,000 in February 2009, which was around 42% below the average February 2009 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was October 2008, where the current energy rating was F, and the potential energy rating was F.

THE COTTAGE Sold Prices

Land registry data shows two sales for THE COTTAGE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. Both of the two THE COTTAGE 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
2009 25 FEB	£110,000	£190,254	42% below HPI
1999 4 NOV	£31,000	£88,713	65% below HPI

THE COTTAGE 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 two THE COTTAGE sales from November 1999 and February 2009 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 November 1999 sale was for 65% below the HPI. So the extrapolation line tracks at 65% below the HPI over time, until the February 2009 sale, where it rises to 42% below the HPI. The line then continues to track at 42% below the HPI.

What might THE COTTAGE be worth now?

THE COTTAGE might now be worth an estimated £212,028.

This is based on house price inflation of 92.8%, between February 2009 and February 2025, 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 92.8% inflationary increase is applied to the most recent sale price for THE COTTAGE of £110,000 on 25th February 2009. For the value to have increased from £110,000 to £212,028 over the sixteen years to February 2025, the following assumptions must hold true:

• The value of THE COTTAGE has moved in line with the HPI for detached houses in the King's Lynn and West Norfolk local authority area.
• The February 2009 sale price of £110,000 represented a fair market value for the property.
• The size, condition, and specification of THE COTTAGE has not materially changed since February 2009.

How Large is THE COTTAGE?

THE COTTAGE is 138m², which includes one extension, according to the EPC inspection conducted in October 2008. This puts it in the largest 40% of detached houses houses in Stoke Ferry, based on EPC data. The below chart shows the distribution of detached houses houses by size in Stoke Ferry, and where THE COTTAGE lies on this distribution: 61% of detached houses houses are smaller than THE COTTAGE, and 39% of houses are larger. Note that EPC data is not available for all properties in Stoke Ferry.

THE COTTAGE: Plot and Title Map

THE COTTAGE sits on a plot of roughly 0.065 of an acre, or 264m². The below map shows the location of THE COTTAGE, 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 THE COTTAGE). 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 THE COTTAGE?

THE COTTAGE is located on LYNN ROAD in STOKE FERRY, in the PE33 postcode district. The below map shows the position of THE COTTAGE on LYNN ROAD.