Woodfield House, Herne Lane, Beeston, King's Lynn, PE32 2NE

UPRN:10011969409Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (60)

Data freshness:Price Paid· freshPlanning· 5mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Woodfield House, Herne Lane, Beeston, King's Lynn, PE32 2NE

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£1,095,000

£1.04M - £1.15MHigh

Estimate

£1.09M

Range

£1.04M – £1.15M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

4.53%

Verdict

Derived from HomePortfolio scores

Woodfield House earns an INVESTIGATE rating with HP Score 66/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 10Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.5% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10011969409· as of 9 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 4150/mo (range 3700-4600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,720/mo, -41% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 277 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.6/15
158 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£825,000£1,265,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,100,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,700-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£839/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10011969409Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4150/mo (range 3700-4600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 4150/mo (range 3700-4600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 277 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,095,000

Rent Estimate (pcm)£4,150

Gross Yield4.53%

1y Growth-

3y Growth-6.5%

5y Growth-1.2%

10y Growth+2.6%

Last Sold Price£685,000 (2012-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PE32 2NE

Approval Rate

-12mo

Development

low

PL/2026/0773/HOU
Construction of Storage Barn
Pending
PL/2026/0685/FMIN
Erection of new office and storage building plus (separate) new storage building
Conditions
PL/2026/0549/DCA
Discharge of Condition 6 on PP PL/2025/1652/FMIN
Conditions

View Planning Timeline

Ownership

Corporate Ownership88%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-01-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,930

Population Density37 /km²

Owner Occupied66%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Beeston Primary School
0.3 mi
Inspected as Great Dunham Primary School (URN 148668) on 1 Oct 2024
Litcham School
1.7 mi
Good
Necton VA Primary School
3.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sporle Church of England Primary Academy
4.3 mi
Good

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Shrublands
-
£812k
-
Old Rectory
-
£1.10M
-
Moat Lodge
-
£320k
-
Shrublands
-
£540k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN