Local market reports › PE area › PE31
Brancaster market report PE31, King'S Lynn
The standing PE31 (Brancaster) property market report, rebuilt from the full public record every month. Underneath every chart here sit 14,462 registered sales in PE31 (King'S Lynn) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical PE31 (King'S Lynn) home changed hands for £325,000 in 2026 (median of 133 registered sales, up 5% on five years earlier), with the mean at £379,100, and by floor area homes here have averaged about £3,980 per square metre over the last five years. Source: 14,462 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
PE31 is the postcode district covering Brancaster, Burnham Thorpe, Heacham in King'S Lynn. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where PE31 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.
The going rate for a home in PE31
The 2026 median for PE31 is £325,000, taken from 133 registered sales. The mean, which is what most sites call the "average house price", is £379,100, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in PE31
Measured by floor area, the last five years of PE31 sales average about £3,980 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Set against the £285,000 England and Wales median, PE31 sits 14% above the national market.
A typical PE31 home, priced year by year (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 | £325,000 | £325,000 | 133 |
| 2025 | £324,000 | £331,748 | 363 |
| 2024 | £325,000 | £345,542 | 341 |
| 2023 | £325,000 | £357,096 | 328 |
| 2022 | £345,000 | £404,552 | 377 |
| 2021 | £310,000 | £392,500 | 603 |
| 2020 | £300,000 | £389,256 | 407 |
| 2019 | £275,000 | £360,459 | 377 |
| 2018 | £250,000 | £333,255 | 420 |
| 2017 | £255,000 | £347,794 | 458 |
| 2016 | £235,000 | £328,767 | 478 |
| 2015 | £217,800 | £307,751 | 434 |
| 2014 | £200,000 | £283,735 | 497 |
| 2013 | £185,000 | £266,197 | 433 |
| 2012 | £174,500 | £256,842 | 345 |
| 2011 | £181,000 | £273,240 | 357 |
| 2010 | £199,600 | £313,024 | 352 |
| 2009 | £175,000 | £281,314 | 371 |
| 2008 | £182,000 | £298,336 | 283 |
| 2007 | £190,000 | £322,293 | 562 |
| 2006 | £177,500 | £308,117 | 597 |
| 2005 | £175,000 | £311,429 | 435 |
| 2004 | £165,000 | £299,672 | 520 |
| 2003 | £145,000 | £267,125 | 520 |
| 2002 | £112,000 | £210,727 | 610 |
| 2001 | £90,000 | £173,020 | 593 |
| 2000 | £75,000 | £147,188 | 553 |
| 1999 | £68,500 | £136,517 | 636 |
| 1998 | £59,000 | £119,096 | 575 |
| 1997 | £56,500 | £115,870 | 593 |
| 1996 | £50,000 | £105,448 | 499 |
| 1995 | £46,800 | £101,736 | 412 |
In cash terms the typical PE31 home went from £46,800 in 1995 to £325,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 219%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2022, and today's median remains roughly 20% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the PE31 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 2003 (+29.5% on the year before); the weakest, 2011 (−9.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.3% | −2.0% |
| 5 years (since 2021) | +0.9% | −3.7% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +3.1% | +0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 52% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £367,500 against £172,000 for a flat, 2.1 times the price.
Median by property type, PE31
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £350,000 | 68 | 7,495 |
| Semi-detached | £261,500 | 40 | 4,017 |
| Terraced | £340,000 | 24 | 2,590 |
| Flats | £172,000 (2025) | – | 355 |
Sales activity in PE31
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 295 sales completed in PE31. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 549 sales a year before the financial crisis and 308 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around PE31
For renting purposes PE31 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.
Against the £325,000 median purchase price, a rent of £935 a month (£11,220 a year) works out at a 3.5% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the PE31 market
Among the 35 measurable districts of its area, PE31 ranks 5 by median price: firmly in the dearer tier.
Asked and answered: PE31 (Brancaster)
Is PE31 (Brancaster) a good place to buy a house?
How much did a house sell for in PE31 (Brancaster)?
Are property prices falling in PE31 (Brancaster)?
Are PE31 prices heading up or down?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in PE31 now
Everything above is what homes in PE31 sold for. This is what you could actually buy today: 151 homes currently on the market from 4 agents publishing to HomesIndex, at a typical asking price 15% above the PE31 median sold price.
24% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Sea Close, Heacham, King's Lynn
- Goodricks, Burnham Thorpe, King's Lyn...
- Fakenham Road, Stanhoe, King's Lynn
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every PE31 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in PE
Real sold prices by size across the PE area, straight from the Land Registry record. 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%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
PE31 ranks 18 of 35 in the PE area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
PE area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside PE31, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| PE31 6 | £308,000 | 47 |
| PE31 7 | £277,500 | 48 |
| PE31 8 | £423,200 | 38 |
How PE31 compares nearby
Same city, different markets. The neighbouring districts of the PE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| PE5 | £700,200 | +64% |
| PE8 | £336,200 | -2% |
| PE9 | £335,000 | +2% |
| PE28 | £330,000 | -6% |
| PE31 (this report) | £325,000 | +5% |
| PE36 | £322,000 | +2% |
| PE19 | £310,000 | +3% |
| PE27 | £310,000 | +8% |
| PE26 | £300,000 | +10% |
| PE32 | £291,200 | -1% |
| PE29 | £285,000 | +4% |
| PE33 | £282,500 | +20% |
| PE6 | £280,000 | +10% |
| PE34 | £277,000 | +9% |
| PE14 | £263,000 | +2% |
| PE10 | £260,000 | +10% |
| PE38 | £260,000 | +13% |
| PE37 | £258,000 | +5% |
| PE7 | £250,000 | +4% |
| PE4 | £245,000 | +17% |
| PE12 | £245,000 | +9% |
| PE15 | £235,500 | +2% |
| PE20 | £232,500 | +8% |
| PE2 | £230,000 | +10% |
Selling a home in PE31? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in PE31, open the average prices map and zoom from the PE31 shading down to the sold homes on your own street. Every recorded PE31 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim PE31.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about PE31. Free, with a one click sign in.
See every individual PE31 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.