17 Victoria Close, King's Lynn, PE30 3FF

UPRN:10090918992Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

17 Victoria Close, King's Lynn, PE30 3FF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£302,000

£287k - £318kHigh

Estimate

£302k

Range

£287k – £318k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

4.40%

Verdict

Derived from HomePortfolio scores

17 Victoria Close earns an INVESTIGATE rating with HP Score 73/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (45/100). 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

73/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

17/ 100

Moderate

Walkability

45/ 100

Mixed

Transit & Bike

Transit 50Bike 85

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 +0.7% (HIGH), sold-comps -17.2%, £/sqft -17.2%] → 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 Nov 2026
- valuation_snapshotsestimate for 10090918992· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.6%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.75
- valuation_snapshotsrent estimate 1100/mo (range 1000-1250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -587/mo, -53% 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), 287 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 & liquidity0/15
lease 4 years (under 80): most lenders refuse it - risk scores nothing; 434 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo
- listing_factslease 4 years remaining (advert)· as of 6 Nov 2026

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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£251/mo
Cash on cash: -3.1%
Score at this price: 0

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 10090918992Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.6%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1250)Rental economics · as of 9 Nov 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

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 1100/mo (range 1000-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 287 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£302,000

Rent Estimate (pcm)£1,100

Gross Yield4.40%

1y Growth-20.0%

3y Growth+1.0%

5y Growth+2.1%

10y Growth+3.6%

Last Sold Price£235,000 (2019-07-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE30 3FF

Approval Rate

-12mo

Development

low

26/00581/NMA_1
NON-MATERIAL AMENDMENT TO PLANNING PERMISSION 26/00581/F: VARIATION OF CONDITION 1 OF PLANNING APPLICTAION 23/00490/F - VARIATION OF CONDITIONS 1 and 9 OF PLANNING APPLICATION 20/01954/RMM -Reserved Matters Application following outline planning permission 17/01151/OM for the construction of 450 dwellings with associated infrastructure, to include access, landscaping, appearance, layout and scale
Pending
24/01996/DISC_E
DISCHARGE OF CONDITIONS 10, 12 AND 13 FROM PLANNING PERMISSION 24/01996/FM - Extra care development of 77 independent one and two bedroom flats, with secured landscaped communal gardens, associated visitor and staff car and cycle parking and external stores.
Pending
26/00065/TPO
T1 Oak - Tree in rear of property that has a damaged limb in main structural canopy over the garden. Limb has large fracture which will eventually fail and lead to the garden shed and lower canopy of the oak getting damaged if it was to do so. Plan is to reduce/pollard 30% to 40% of the trees canopy to suitable growth points to allow regeneration and to balance the whole canopy to help the tree for years to come
Approved

View Planning Timeline

Ownership

Corporate Ownership66.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-07-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density6,466 /km²

Owner Occupied57%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

South Wootton Junior School
0.6 mi
Good
Gaywood Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Martha's Catholic Primary School
0.6 mi
Good
Springwood High School
0.7 mi
Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Victoria Close
-
£240k
-
3 Victoria Close
-
£220k
-
5 Victoria Close
-
£275k
-
15 Victoria Close
-
£290k
-

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