133 Clenchwarton Road, West Lynn, King's Lynn, Norfolk

Description

A substantial four/five bedroom detached house standing on a plot of approximately 0.24 acres (stms). This former public house is now a substantial residential property, with overall square footage of approximately 3020.8 sq ft. The property retains one of the former pub's main features, the bar area on the ground floor. It has potential for improvement both internally and externally.

Accommodation

Ground floor: open plan bar area with two reception areas, dining room, kitchen, further reception room/bedroom, wet room and sauna. First floor: four bedrooms, a good sized landing area and bathroom. Outside: low-maintenance garden to the side and rear with a detached double garage.

Location

Located in a prominent position on the edge of West Lynn village, on the outskirts of King's Lynn, with its range of shopping facilities and main line railway station with direct lines to Cambridge and London King's Cross.

Tenure / Property Information

Investment Analysis

The strongest evidence is 109 Clenchwarton Road, a detached freehold property sold for £285,000 on 1 May 2026. The same address as the subject sold for £340,000 in 2018, although no size, condition or specification details are provided for either comparable. The subject is substantially sized at approximately 3,020.8 sq ft and has five bedrooms, but its former public-house layout, retained bar and stated improvement potential reduce comparability. A cautious evidence-led GDV range is £285,000–£340,000, with a midpoint estimate of £312,500. The £250,000–£300,000 guide is before fees; known buyer premium and admin charges total £2,400, with possible further legal-pack disbursements.

Investment Snapshot

Strategy Recommendation

Treat as a cautious value-add or owner-occupier-led opportunity rather than a proven BTL. Only proceed after viewing, legal-pack review and a priced schedule of works; bidding should remain below the level justified by the selected GDV and verified costs.

Works Required

Inspection-led improvement of the internal and external areas described by the auctioneer. Particular consideration should be given to the retained ground-floor bar area, kitchen, bathrooms/wet room, sauna, reception spaces, garden and detached double garage. No specific defects or quantified works budget are supplied, so refurbishment costs cannot be estimated reliably.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the midpoint GDV estimate of £312,500, a 75% refinance would be approximately £234,375. Total project cost cannot be calculated because no refurbishment allowance, finance costs or complete purchaser-cost schedule is supplied. BRRR feasibility therefore remains unverified and depends heavily on the eventual purchase price and inspection-led works.

Buy-to-Let Analysis

BTL yield cannot be established reliably. The only rental evidence is an £825 pcm advertised asking rent for flats near Clenchwarton Road, which is not a comparable rent for this five-bedroom detached former public house. No passing rent or suitable house rental evidence is supplied.

Flip Analysis

A potential resale value range of £285,000–£340,000 is indicated by the supplied detached-house comparables, but no supported refurbishment cost or selling-cost allowance is available. A reliable flip surplus and maximum purchase price cannot therefore be calculated. The upper end of the auction guide would leave less apparent headroom against the midpoint GDV before works and selling costs.

Investor Risks & Due Diligence

• Former public-house layout with retained bar may reduce buyer and lender comparability.

• The property is stated to have potential for improvement, but no detailed condition survey or quantified works budget is supplied.

• The supplied rental evidence relates to nearby flats and cannot support a house rent or yield calculation.

• Auction purchase includes known buyer and admin charges of £2,400 plus possible legal-pack disbursements and other charges.

• GDV comparables are limited and differ materially in date; their size and condition are not provided.

• A five-bedroom description conflicts slightly with the accommodation wording, which describes a further ground-floor reception room/bedroom plus four first-floor bedrooms; this should be verified.

Recommendation

Treat as a cautious value-add or owner-occupier-led opportunity rather than a proven BTL. Only proceed after viewing, legal-pack review and a priced schedule of works; bidding should remain below the level justified by the selected GDV and verified costs.

Strategy Rating

Analysis Confidence

There is useful same-road sold-price evidence and a stated property size, but the comparables lack size, condition and specification details. Rental evidence is non-comparable, and no refurbishment, finance or selling-cost estimates are supplied.