Local market reports › PE area › PE31 › PE31 8
Brancaster market report PE31 8, King'S Lynn
The standing PE31 8 (Brancaster) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,900 sales registered with HM Land Registry in PE31 8 (King'S Lynn) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for PE31 8 (King'S Lynn) is £423,200, from 38 registered sales, down 18% on five years earlier; the mean is £525,100, and by floor area homes here have averaged about £4,940 per square metre over the last five years. Behind the figures sit 3,900 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like PE31 8 is a single group of streets within PE31 (King'S Lynn), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where PE31 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
PE31 8 sold prices: where the market stands
38 sales were registered in PE31 8 in 2026, and the middle one of them, the median, went for £423,200. The mean works out at £525,100, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in PE31 8
A square metre of PE31 8 home has cost about £4,940 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Set against the £285,000 England and Wales median, PE31 8 sits 48% above the national market.
PE31 8's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £423,200 | £423,200 | 38 |
| 2025 | £445,000 | £455,641 | 80 |
| 2024 | £610,000 | £648,555 | 105 |
| 2023 | £580,000 | £637,278 | 102 |
| 2022 | £626,000 | £734,056 | 117 |
| 2021 | £513,700 | £650,410 | 152 |
| 2020 | £495,000 | £642,273 | 145 |
| 2019 | £432,500 | £566,904 | 102 |
| 2018 | £357,500 | £476,554 | 112 |
| 2017 | £390,000 | £531,921 | 133 |
| 2016 | £385,000 | £538,619 | 161 |
| 2015 | £320,000 | £452,160 | 129 |
| 2014 | £345,000 | £489,443 | 129 |
| 2013 | £310,000 | £446,059 | 129 |
| 2012 | £250,000 | £367,969 | 90 |
| 2011 | £330,000 | £498,173 | 101 |
| 2010 | £277,000 | £434,407 | 103 |
| 2009 | £260,000 | £417,952 | 115 |
| 2008 | £287,500 | £471,273 | 68 |
| 2007 | £267,500 | £453,755 | 149 |
| 2006 | £248,000 | £430,496 | 156 |
| 2005 | £235,000 | £418,205 | 123 |
| 2004 | £232,500 | £422,265 | 132 |
| 2003 | £198,000 | £364,764 | 133 |
| 2002 | £165,000 | £310,446 | 148 |
| 2001 | £133,000 | £255,686 | 147 |
| 2000 | £103,500 | £203,119 | 136 |
| 1999 | £95,500 | £190,327 | 166 |
| 1998 | £82,500 | £166,532 | 129 |
| 1997 | £66,000 | £135,353 | 125 |
| 1996 | £60,000 | £126,537 | 136 |
| 1995 | £51,500 | £111,953 | 109 |
In cash terms the typical PE31 8 home went from £51,500 in 1995 to £423,200 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 278%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2022, and today's median remains roughly 42% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the PE31 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+28.5% on the year before); the weakest, 2025 (−27.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What PE31 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.9% | −7.1% |
| 5 years (since 2021) | −3.8% | −8.2% |
| 10 years (since 2016) | +1.0% | −2.4% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in PE31 8
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
PE31 8 recorded 38 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 141 sales a year before the financial crisis and 88 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market PE31 8 is
Only 38 sales completed here in the last twelve months of data, which makes PE31 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the PE31 district median, PE31 8 sits 30% higher, marking it as a dearer pocket of the district.
Rents around PE31 8
For renting purposes PE31 8 sits in King's Lynn and West Norfolk. The ONS average private rent there is £935 a month (May 2026). The spread runs from £646 a month for a typical one-bed to £1,502 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, King's Lynn and West Norfolk
ONS Price Index of Private Rents, May 2026.
£935 a month is £11,220 a year, which against the £423,200 median sold price makes a gross yield of 2.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on PE31 8 (Brancaster)
Is PE31 8 (Brancaster) a good place to buy a house?
How much did a house sell for in PE31 8 (Brancaster)?
Are property prices falling in PE31 8 (Brancaster)?
Where do PE31 8 prices go next?
That question has no honest answer, only evidence. The evidence: the median is down 18% over five years in cash but down 35% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in PE31 right now
Turning to what is actually available: 151 homes on the market right now, from 4 agents publishing to HomesIndex.
These cover the whole PE31 district, not just PE31 8: live asking prices are collected per district.
24% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Sea Close, Heacham, King's Lynn
- Goodricks, Burnham Thorpe, King's Lyn...
- Fakenham Road, Stanhoe, King's Lynn
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every PE31 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: PE prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the PE area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £245,000 | £338,000 (+38%) | £482,750 (+43%) | £645,000 (+34%) |
| Semi-detached | £187,000 | £220,000 (+18%) | £257,500 (+17%) | £340,000 (+32%) | £455,000 (+34%) |
| Terraced | £170,000 | £195,000 (+15%) | £225,000 (+15%) | £300,000 (+33%) | £465,000 (+55%) |
| Flat | £120,000 | £155,500 (+30%) | £230,000 (+48%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the PE area is the point: the same five years treated these districts very differently.
Winners and losers across the PE area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in PE31
Sector boundaries hide real price steps. The rest of PE31, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE31 6 | £308,000 | 47 |
| PE31 7 | £277,500 | 48 |
Zoom out to the full PE31 district report for the type split, monthly volumes and how PE31 compares with its neighbours.
Thinking of selling in PE31 8? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in PE31 8, use the average prices map for a rough value: zoom from PE31 8's shading down to the sold homes on your own street. The figures above are every recorded PE31 8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working PE31 8: the featured spot on this report is free for founding agents, one per district. Claim PE31 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with PE31 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every PE31 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.