Black Pearl, 44A North Street, Burnham Market, King's Lynn, PE31 8HG

UPRN:10096055409Detached HouseBeds -Built 2023

FreeholdCouncil Tax: Band CEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Black Pearl, 44A North Street, Burnham Market, King's Lynn, PE31 8HG

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

£1,247,000

£998k - £1.50MLow

Estimate

£1.25M

Range

£998k – £1.50M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

7.04%

Verdict

Derived from HomePortfolio scores

Black Pearl earns an INVESTIGATE rating with HP Score 73/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 36Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 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 estimate sits 40% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -14.3%, £/sqft -14.4%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 23.5%· as of 18 Oct 2026
Rental economics12.2/40
gross yield 7.0%; range width penalty ×0.75; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4400/mo (range 3900-4900)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -60/mo, -1% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 65 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 4 Nov 2026
Risk & liquidity9.2/15
262 sales/12mo in area; valuation range width 40%
- 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

£637,500£862,500

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£750,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,900

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £515/mo
Cash on cash: 2.4%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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

property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 23.5%Valuation edge · as of 18 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3900-4900)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_date

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 4400/mo (range 3900-4900)
Rental economics needs verification before you rely on it
sale estimate 40% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,247,000

Rent Estimate (pcm)£4,400

Gross Yield7.04%

1y Growth+72.0%

3y Growth-0.4%

5y Growth+0.7%

10y Growth+3.4%

Last Sold Price£725,000 (2024-08-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE31 8HG

Approval Rate

-12mo

Development

low

26/00173/TREECA
TREES IN A CONSERVATION AREA: T1 - Prunus cerasifera - Reduce minimally to neaten appearance, no more than 1m. T2 - 2 x Maple growing as singular canopy - 1.5m maximum crown reduction on south side only to match the overall canopy shape. Minimal crown raise to minor drooping branches for aesthetic purposes
Approved
26/01589/TDD
5 DAY NOTICE: For the immediate felling of a dead tree in a Conservation Area, to be removed down to ground level
Approved
26/01581/NT28
The Electronic Communications Code (Conditions and restrictions) Regulations 2003 (as amended) Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus: New Pole
Pending

View Planning Timeline

Ownership

Corporate Ownership82%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-08-14
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 Density24 /km²

Owner Occupied62%

Age Distribution

0-15 12%16-64 50%65+ 38%

View Area Profile

Schools Nearby

Burnham Market Primary and Nursery School
0.4 mi
Good
Alderman Peel High School
5.2 mi
Good
Docking Church of England Primary Academy and Nursery
5.3 mi
-
Wells-Next-the-Sea Primary and Nursery School
5.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

0 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Fishers Court North Street
-
£650k
-
3 Fishers Court North Street
-
£695k
-
Creake Cottage North Street
-
£685k
-
Red Gables, 7 North Street
-
£1.16M
-

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