PE38 postcode: council tax bands, what homes pay and house prices in Downham Market
The PE38 postcode district covers 7,916 homes across 492 live postcodes in Downham Market. The most common council tax band is Band A (27% of homes), which King's Lynn and West Norfolk charges £1,620 for 2026/27.
Council tax bands in PE38
| Band | Homes | Share | King's Lynn and West Norfolk 2026/27 |
|---|---|---|---|
| Band A | 2,109 | 27% | £1,620 |
| Band B | 1,628 | 21% | £1,890 |
| Band C | 1,901 | 24% | £2,160 |
| Band D | 1,347 | 17% | £2,430 |
| Band E | 715 | 9.0% | £2,970 |
| Band F | 168 | 2.1% | £3,510 |
| Band G | 48 | 0.6% | £4,050 |
| Band H | 0 | 0.0% | £4,860 |
Weighting every band by how many homes sit in it, the typical council tax bill in PE38 is about £2,120 a year (£177 a month) at King's Lynn and West Norfolk’s 2026/27 charges — Band D itself is £2,430, up 4.8% on 2025/26. Bands were set from 1 April 1991 values in England and Wales (2003 values in Wales) and only change on a revaluation or a successful challenge, so the mix below shifts slowly.
Across England and Wales 23% of homes are Band A, so PE38 is heavier than average in that band; 47% of homes here are Band A or B (43% nationally) and 12% are Band E or above (20% nationally).
These are the Valuation Office Agency’s counts for the statistical areas that make up PE38, not a look-up of your address — for the exact band of one property use the VOA band search. Charges include the adult social care precept and police, fire and parish precepts where King's Lynn and West Norfolk reports them in its Band D figure; single-person and other discounts come off afterwards.
House prices in PE38
HM Land Registry recorded 259 standard sales in PE38 in the twelve months to 31 July 2026. The median price paid was £260,000; half of sales fell between £215,000 and £345,000, with the cheapest at £97,500 and the dearest at £875,000. That is down 7.8% on the previous twelve months (median £281,997 from 164 sales).
| Type | Sales | Median price |
|---|---|---|
| Detached | 140 | £325,000 |
| Semi-detached | 63 | £223,000 |
| Terraced | 40 | £221,000 |
| Flat / maisonette | 16 | £127,250 |
Gross yield at the PE38 median
ONS puts the average private rent in King's Lynn and West Norfolk at £940 a month (July 2026). Against the PE38 median sale price of £260,000 that is a gross yield of 4.3% before void periods, agent fees, repairs and tax. The King's Lynn and West Norfolk rent and prices page breaks rent down by bedrooms, and the rental yield calculator takes your own purchase price and rent.
How old the homes are
| Built | Homes | PE38 | England & Wales |
|---|---|---|---|
| Before 1900 | 686 | 8.7% | 15% |
| 1900–1939 | 719 | 9.1% | 20% |
| 1945–1972 | 1,765 | 22% | 26% |
| 1973–1999 | 1,897 | 24% | 21% |
| 2000–2008 | 1,609 | 20% | 6.3% |
| 2009 onwards | 1,139 | 14% | 12% |
18% of homes in PE38 were built before 1939, against 35% across England and Wales. Older stock usually means lower EPC ratings and higher heating bills — relevant because privately rented homes need EPC C by 1 October 2030, and King's Lynn and West Norfolk’s EPC page shows how far the local stock is from that line.
If you let a home in PE38
- Empty between tenants: the landlord is liable for council tax during a void, and King's Lynn and West Norfolk sets its own empty-home discount or premium — see King's Lynn and West Norfolk council tax 2026/27 and council tax in void periods as a deductible expense.
- Second homes and long-term empties: a 100% premium can apply from April 2025 — the premium tracker lists each council’s decision.
- HMOs: since 1 December 2023 a licensed HMO is banded as one dwelling in England, with the landlord liable — check licensing rules by council.
- Buying to let here: run the second-home stamp duty and buy-to-let stress test at the PE38 median, then the rental income tax calculator.
Other PE postcodes
PE1 · PE2 · PE3 · PE4 · PE5 · PE6 · PE7 · PE8 · PE9 · PE10 · PE11 · PE12 · PE13 · PE14 · PE15 · PE16 · all PE districts
Sources
Open data this page is built from; figures are recomputed each time the site is rebuilt.
- Valuation Office Agency — Council Tax: stock of properties, 2025 — table CTSOP4.1, dwellings by band and build period at 31 March 2025, weighted from statistical areas into postcode districts
- HM Land Registry — Price Paid Data — standard sales registered to 31 July 2026. Contains HM Land Registry data © Crown copyright and database right 2026, licensed under the Open Government Licence v3.0
- ONS — Postcode Directory, August 2026 — live postcodes, statistical areas and local authorities. Contains OS data © Crown copyright and database right 2026; Royal Mail data © Royal Mail copyright and database right 2026
- Council tax charges 2026/27 — MHCLG and Welsh Government council tax levels, as used on this site’s council pages
- VOA — check your council tax band — the official per-address lookup
Asked about this postcode
Band A — 27% of the 7,916 homes the VOA lists in PE38. Bands A–D together cover 88% of homes here.
Band D in King's Lynn and West Norfolk is £2,430 a year; Band A, the most common band in PE38, is £1,620. Weighted across every band the typical bill is about £2,120.
King's Lynn and West Norfolk — 100% of live postcodes in PE38 fall in that authority.
The median price paid in the twelve months to 31 July 2026 was £260,000 across 259 standard sales registered with HM Land Registry; a quarter of sales were below £215,000 and a quarter above £345,000.
Use the Valuation Office Agency’s free search (linked above) — it returns the band for any address in England and Wales. If you think the band is wrong you can ask the VOA to review it; a successful challenge is backdated.