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Salters Lode market report PE38, Downham Market
The standing PE38 (Salters Lode) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 10,738 completed sales registered with HM Land Registry in PE38 (Downham Market) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for PE38 (Downham Market) is £267,500, from 149 registered sales, up 16% on five years earlier; the mean is £292,600, and by floor area homes here have averaged about £3,020 per square metre over the last five years. Behind the figures sit 10,738 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
PE38 is the postcode district covering Downham Market, Salters Lode in Downham Market. 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 PE38 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 PE38
Take the 149 registered 2026 sales in PE38 and the middle price, the median, is £267,500. The mean lands at £292,600, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in PE38
A square metre of PE38 home has cost about £3,020 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.
Against a national (England and Wales) median of £285,000, PE38 runs 6% below it.
PE38's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £267,500 | £267,500 | 149 |
| 2025 | £270,000 | £276,457 | 306 |
| 2024 | £257,500 | £273,775 | 267 |
| 2023 | £265,000 | £291,170 | 259 |
| 2022 | £251,000 | £294,326 | 319 |
| 2021 | £230,000 | £291,210 | 385 |
| 2020 | £225,000 | £291,942 | 267 |
| 2019 | £215,500 | £282,469 | 338 |
| 2018 | £210,000 | £279,934 | 294 |
| 2017 | £208,000 | £283,691 | 327 |
| 2016 | £183,000 | £256,019 | 422 |
| 2015 | £175,000 | £247,275 | 436 |
| 2014 | £165,000 | £234,081 | 394 |
| 2013 | £157,500 | £226,627 | 310 |
| 2012 | £150,800 | £221,959 | 284 |
| 2011 | £142,000 | £214,365 | 275 |
| 2010 | £140,000 | £219,556 | 255 |
| 2009 | £147,500 | £237,108 | 241 |
| 2008 | £152,200 | £249,488 | 228 |
| 2007 | £160,000 | £271,405 | 497 |
| 2006 | £155,000 | £269,060 | 553 |
| 2005 | £151,500 | £269,609 | 414 |
| 2004 | £146,000 | £265,165 | 516 |
| 2003 | £131,500 | £242,255 | 388 |
| 2002 | £115,000 | £216,372 | 479 |
| 2001 | £80,000 | £153,796 | 407 |
| 2000 | £70,000 | £137,375 | 378 |
| 1999 | £60,500 | £120,573 | 332 |
| 1998 | £57,500 | £116,068 | 249 |
| 1997 | £55,000 | £112,794 | 288 |
| 1996 | £49,200 | £103,761 | 255 |
| 1995 | £50,000 | £108,692 | 226 |
In cash terms the typical PE38 home went from £50,000 in 1995 to £267,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 146%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the PE38 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 2002 (+43.8% on the year before); the weakest, 2010 (−5.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −0.9% | −3.2% |
| 5 years (since 2021) | +3.1% | −1.7% |
| 6 years (since 2020) | +2.9% | −1.4% |
| 10 years (since 2016) | +3.9% | +0.4% |
| 20 years (since 2006) | +2.8% | 0.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
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. A detached home currently trades at £325,000 against £123,800 for a flat, 2.6 times the price.
Median by property type, PE38
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 | £325,000 | 90 | 5,540 |
| Semi-detached | £227,500 | 30 | 2,463 |
| Terraced | £225,000 | 23 | 2,106 |
| Flats | £123,800 | 6 | 627 |
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
PE38 recorded 254 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 454 sales a year before the financial crisis and 260 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The rental side of PE38
For renting purposes PE38 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 £267,500 median purchase price, a rent of £935 a month (£11,220 a year) works out at a 4.2% 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.
The shape of the PE38 market
Detached homes made up 60% of last year's sales, an unusually house-heavy mix that keeps the median well above what a flat or terrace here goes for.
Common questions on PE38 (Salters Lode)
Are property prices falling in PE38 (Salters Lode)?
Is PE38 (Salters Lode) a good place to buy a house?
How much did a house sell for in PE38 (Salters Lode)?
Will PE38 prices rise from here?
The record answers a different question than "what happens next": the median is up 16% over five years in cash but down 8% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
The PE38 sales calendar
Take the 1,536 PE38 sales dated 2021 to 2025 and sort them by month: September completions lead with 11.4% of the total, April trails with 6.5%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 115 | 7.5% |
| February | 125 | 8.1% |
| March | 166 | 10.8% |
| April | 100 | 6.5% |
| May | 109 | 7.1% |
| June | 123 | 8.0% |
| July | 131 | 8.5% |
| August | 141 | 9.2% |
| September | 175 | 11.4% |
| October | 117 | 7.6% |
| November | 114 | 7.4% |
| December | 120 | 7.8% |
The price of an extra bedroom in PE
Real sold prices by size across the PE area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £212,000 | £240,000 (+13%) | £291,000 (+21%) | £379,995 (+31%) | £485,000 (+28%) |
| Semi-detached | £178,000 | £202,000 (+13%) | £237,000 (+17%) | £285,000 (+20%) | £350,000 (+23%) |
| Terraced | £147,000 | £184,000 (+25%) | £210,000 (+14%) | £260,000 (+24%) | £330,000 (+27%) |
| Flat | £113,000 | £142,000 (+26%) | £190,000 (+34%) | £270,000 (+42%) | £265,000 (-2%) |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
PE38 ranks 4 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.
Five-year change in the median, PE area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside PE38, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
How PE38 compares nearby
Same city, different markets. The neighbouring districts of the PE area, dearest first:
| District | Median | 5-year |
|---|---|---|
| PE5 | £635,000 | +48% |
| PE9 | £347,500 | +6% |
| PE8 | £345,000 | +1% |
| PE28 | £332,300 | -5% |
| PE36 | £331,200 | +5% |
| PE31 | £325,000 | +5% |
| PE19 | £315,000 | +5% |
| PE27 | £310,000 | +8% |
| PE26 | £300,000 | +10% |
| PE32 | £293,000 | -1% |
| PE29 | £283,000 | +4% |
| PE33 | £282,500 | +20% |
| PE6 | £280,000 | +10% |
| PE34 | £277,000 | +9% |
| PE14 | £271,000 | +5% |
| PE38 (this report) | £267,500 | +16% |
| PE10 | £260,000 | +10% |
| PE7 | £250,500 | +4% |
| PE12 | £246,200 | +9% |
| PE4 | £245,000 | +17% |
| PE37 | £245,000 | +0% |
| PE20 | £235,000 | +10% |
| PE2 | £230,000 | +10% |
| PE15 | £230,000 | +0% |
Selling in PE38? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at PE38's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Take it further
Behind the answers sits the same Land Registry record as this page, with PE38 already set as the subject. Free, one click sign in.
See every individual PE38 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.