Walnut House, Victoria Hall, Eastgate Street, Shouldham, King's Lynn, PE33 0DD

UPRN:10013006405Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band FEPC: D (59)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Walnut House, Victoria Hall, Eastgate Street, Shouldham, King's Lynn, PE33 0DD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£596,000

£566k - £626kHigh

Estimate

£596k

Range

£566k – £626k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

5.20%

Verdict

Derived from HomePortfolio scores

Walnut House earns an INVESTIGATE rating with HP Score 66/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (22/100). 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 listingsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

22/ 100

Low

Transit & Bike

Transit 17Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 2026

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

Check before relying on this score: the advert has 6 bedrooms but the valuation snapshot describes 4 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.7% (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 13 Oct 2026
- valuation_snapshotsestimate for 10013006405· as of 13 Oct 2026
Rental economics1.4/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2600/mo (range 2350-2800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -750/mo, -29% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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 28 Oct 2026
Risk & liquidity14.6/15
146 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£225/mo
Cash on cash: -1.3%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - clears 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 10013006405Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2600/mo (range 2350-2800)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 2600/mo (range 2350-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 131 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£596,000

Rent Estimate (pcm)£2,600

Gross Yield5.20%

1y Growth-

3y Growth-1.4%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£373,000 (2007-02-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PE33 0DD

Approval Rate

-12mo

Development

low

25/00432/DISC_A
DISCHARGE OF CONDITIONS 3, 6, 7, 10, 11, 15 AND 16 FROM PLANNING PERMISSION 23/00056/F - Variation of condition 2 attached to planning permission 23/00056/F: Proposed Development of five houses on allocated site G81.1.
Pending
26/00171/TREECA
TREE IN A CONSERVATION AREA: T1- walnut - 1 1/2 metre reduction due to bad health and hope a small reduction will help regeneration
Approved
26/00166/TREECA
Small flowering cherry tree to be removed. Tree is on the right hand side of the property, it is next to Norwich Road but can be fell easily into the drive not effecting the road.
Approved

View Planning Timeline

Ownership

Corporate Ownership85%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2007-02-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density72 /km²

Owner Occupied84%

Age Distribution

0-15 14%16-64 54%65+ 32%

View Area Profile

Schools Nearby

St Martin At Shouldham Church of England Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Cherry Tree Academy Trust Marham Junior
2.3 mi
Good
Cherry Tree Academy Trust Marham Infant
2.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holy Cross Church of England Primary School
3.3 mi
Good

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

View All Schools

Comparables

View All

The Lodge, 17 Eastgate Street
-
£375k
-
Acacia View, 19 Eastgate Street
-
£230k
-
Whinrey, 7 Eastgate Street
-
£235k
-
The Willows, 9 Eastgate Street
-
£110k
-

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