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Get started1 Westgate Barns is a four-bedroom semi-detached house in Binham, Fakenham, Fakenham (NR21 0DQ). It has a recorded floor area of 251 m² (around 2702 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (November 2020) shows an F (score 29), near the bottom of the EPC scale. Earlier certificates rated it C (May 2011); the latest reading is 3 bands lower. Between certificates, wall efficiency dropped from Very Good to Very Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to D (score 56), a 2-band jump. Main heating runs on oil. Other recorded features include notable views and attached land beyond the plot.
Sale prices here have outpaced England HPI: 6.9% per year against 0% for the wider region. Today's modelled estimate of £930,000 is 10.1% below the 2023 sale of £1,035,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 17.2% above the typical sold price in the postcode. At 251 m² the property is well over the postcode median (121 m² across 26 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs). 6 planning records sit against the property, 4 approved, 1 refused. Sold November 2023 for £1,035,000.
1 Westgate Barns's carbon output runs well above what efficient homes in the postcode produce.
1 Westgate Barns has been through 4 approved planning applications — a well-evolved property.
Sale price has at least doubled since 2012.
£930,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.9% per year over 11 years.
£1,035,000
Growth on file: 6.9% per year over 11 years.
1 Westgate Barns is notably below the street on co₂ emissions.
Price per m²
£4,124
Street avg £4,074
Floor Area
251 m²
Street avg 151 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.

Daytime· 07:00 – 23:00
42.2dB

Changes detected from historical EPC data
Cavity wall insulation installed
Low energy lighting percentage decreased
Heating controls changed
Hot water efficiency decreased
More low energy lighting installed
Are we missing something? Tell us about home improvements to help adjust your valuation.
Proposed solar panels to rear (south) facing roof
Variation of appeal decision reference APP/Y2620/W/19/3236424 (of refused application PF/18/1524) to allow alterations to fenestration
4 more applications for this property
Join to see all planning history.
16 November 2023Most recent
£1,035,000
+15.0%over 2 years26 February 2021
£900,000
+81.8%over 8 years9 November 2012
£495,000
Median price across the last 5 sales in NR21 0DQ: £570,000 (2025–2021).
CO₂ Emissions
20.0 t/year
Street avg 8.3 t/year
NR21 0RX
Night-time· 23:00 – 07:00
36.1dB
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