Cherry Trees, 12 Town Lane, Brancaster Staithe, King's Lynn, PE31 8BT

UPRN:10012995994Detached Bungalow3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: F (35)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Cherry Trees, 12 Town Lane, Brancaster Staithe, King's Lynn, PE31 8BT

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,343,000

£1.07M - £1.61MLow

Estimate

£1.34M

Range

£1.07M – £1.61M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

3.76%

Verdict

Derived from HomePortfolio scores

Cherry Trees earns an INVESTIGATE rating with HP Score 54/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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)Defra 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 35Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,500,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,200-£5,250

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,809/mo
Cash on cash: -4.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,343,000

Rent Estimate (pcm)£4,700

Gross Yield3.76%

1y Growth-

3y Growth-0.4%

5y Growth+0.7%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4PE31 8BT

Approval Rate

100%12mo

Development

low

26/01541/F
Demolition of Existing Dwelling and Construction of Replacement Dwelling
Pending
24/02040/DISC_A
DISCHARGE OF CONDITION 4 FROM PLANNING PERMISSION 24/02040/F - Replacement dwelling and garage
Conditions
21/01607/DISC_A
DISCHARGE OF CONDITION 6 FROM PLANNING PERMISSION 21/01607/O - Outline Application: The erection of one additional dwelling (in addition to that granted under permission 20/00055/O) with associated garaging, parking and turning areas and other associated works
Conditions

View Planning Timeline

Ownership

Corporate Ownership82%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density29 /km²

Owner Occupied66%

Age Distribution

0-15 8%16-64 48%65+ 44%

View Area Profile

Schools Nearby

Burnham Market Primary and Nursery School
3.1 mi
Good
Docking Church of England Primary Academy and Nursery
4.7 mi
Inspected as Brancaster CofE Primary Academy (URN 148821) on 18 Mar 2025
Glebe House School
7.2 mi
Inspected by ISI
Smithdon High School
7.2 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Leeward Town Lane
-
£650k
-
Clement House, 1 Town Lane
-
£1.15M
-
Spinnakers, 3 Town Lane
-
£1.20M
-
Beersheba Town Lane
-
£1.50M
-

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