Buy-to-let in King's Lynn and West Norfolk
Yields, prices, demand and local risks for King's Lynn and West Norfolk, covering Downham Market, Hunstanton, King'S Lynn.
King's Lynn and West Norfolk in figures
- Gross rental yield
- 5.0% to 5.8%
- By kind of home, across King's Lynn and West Norfolk
- Entry price, across its towns
- £193,500 to £237,500
- The cheapest postcode district's median sale
- Price move, 12 months
- +2.3%
- UK House Price Index, across King's Lynn and West Norfolk
- Price move, 10 years
- +37.5%
- 5.8% below the year to August 2023, across King's Lynn and West Norfolk
- Population
- 156,943
- King's Lynn and West Norfolk, +2.6% growth
- Semi-detached houses across King's Lynn and West Norfolk let for £1,000/mo against a median sale of £240,000 there: 5.0% gross before costs, on ONS rents and sold prices for the whole authority.
- ONS puts the median rent across the whole local authority at £941/mo, which is the figure to check an asking rent against.
- Prices across King's Lynn and West Norfolk rose 2.3% over the last year on the mix-adjusted UK HPI, which is measured for the whole local authority.
- Prices +38% over ten years, 6% below the year to August 2023 (King's Lynn and West Norfolk)
- Agriculture, forestry and fishing: 6.3% of jobs against 1.4% across Great Britain (King's Lynn and West Norfolk)
- £12,935 stamp duty with the 5% surcharge on a £220,500 buy-to-let
- 1 regeneration award (King's Lynn and West Norfolk)
- 424 homes added across King's Lynn and West Norfolk
- Band D £2,430 (King's Lynn and West Norfolk)
- 1.8% long-term empty across King's Lynn and West Norfolk
- +19% five-year forecast for East of England as a whole (Savills), not this area
These figures are from Clarity's monthly ranking dataset, one method across every place so they compare. The King's Lynn and West Norfolk report measures the area in more depth over its own twelve months, so its figures are the ones to quote.
What sits behind the figures
Prices across King's Lynn and West Norfolk moved +37.5% over ten years on the UK House Price Index, and the latest year's average is 5.8% below its highest, the year to August 2023.
Agriculture, forestry and fishing is 6.3% of employee jobs in King's Lynn and West Norfolk, against 1.4% across Great Britain (4,000 jobs in 2015, 4,000 in 2024). Where one industry carries that much of a local economy, rents and prices tend to move with it. Employee jobs across King's Lynn and West Norfolk moved +8.6% from 2015 to 2024 (ONS Business Register and Employment Survey).
51% of the energy performance certificates lodged across Downham Market's postcode districts are below band C (6,440 certificates). Clarity measures areas rather than individual homes, so this is the share of the local stock likely to need energy-efficiency work before it meets a band C standard, not a survey of any one property.
A buy-to-let at £220,500 pays £12,935 in Stamp Duty Land Tax, including the 5% surcharge on additional homes.
The five-year forecast quoted above (Savills, East of England) is a regional figure for East of England as a whole, not a forecast for King's Lynn and West Norfolk, and Clarity does not rank on it.
Towns in King's Lynn and West Norfolk
| Town | Entry price | Gross yield | Tenant demand |
|---|---|---|---|
| Downham Market | £220,500 | 5.0%semi-detached houses | 3.5/10 |
| Hunstanton | £237,500 | 5.0%semi-detached houses | 3.9/10 |
| King'S Lynn | £193,500 | 5.8%terraced houses | 3.8/10 |
Each yield is King's Lynn and West Norfolk's, for the kind of home that town's prices point to, and the year's price move is measured across King's Lynn and West Norfolk as a whole, so towns pointing to the same kind of home share a yield.
The King's Lynn and West Norfolk report
The full report measures King's Lynn and West Norfolk from its own sales: sold prices and rents for each type of home, the year's price move, crime per resident and worker, flood risk, planning designations, housing delivery and regeneration funding, with a worked buy-to-let deal on your own budget. This edition was built in October 2026.
Read the cover of the King's Lynn and West Norfolk report, free, with its headline figures, before you decide.
You own this report
The latest Clarity PDF report for King's Lynn and West Norfolk, monthly rebuilds included.
Read a full Liverpool report, free to see everything a report contains.
Compare it with everywhere else
The investment map ranks King's Lynn and West Norfolk against every other place we cover, on your own budget and strategy. Questions about the figures or about us are answered here.
Sources and further reading
- HM Land Registry: UK House Price Index
- HM Land Registry: Price Paid Data (England and Wales)
- Registers of Scotland: property market statistics (Scotland)
- ONS: Price Index of Private Rents
- ONS: Population estimates
- ONS: Business Register and Employment Survey
- MHCLG: Energy Performance of Buildings Data (England and Wales)
- HMRC: Stamp Duty Land Tax