Model valuation£417,0008 Busby Close
Local market context
1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ
1 planning record
Estimated value
£285,000
- Against PE30 3PZ's recent median (£486,000)-41%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
113 m²
1216 sq ft
Energy rating
E
Score 39
Council tax
Band C
Tenure
Private Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£285,000
- Against PE30 3PZ's recent median (£486,000)-41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Lodge Cottage is modelled from its 113 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE30 3PZ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
113 m² from the EPC lodged in March 2025
Sales of this home
No sale recorded since 1995
Recent sales in PE30 3PZ
5 sales, median £486,000 (2022–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
1 Lodge Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in PE30 3PZ: £486,000 (2022–2019).
Nearby sales in PE30 3PZ
Oakdean, Manor Road, North Wootton, King's Lynn, PE30 3PZ
Sold Jan 2022
£1,125,000Northfield House, Manor Road, North Wootton, King's Lynn, PE30 3PZ
Sold Aug 2021
£875,000The Brindles, Manor Road, North Wootton, King's Lynn, PE30 3PZ
Sold Jan 2021
£455,000Linnymead, Manor Road, North Wootton, King's Lynn, PE30 3PZ
Sold Nov 2020
£465,0001 Manor Road, North Wootton, King's Lynn, PE30 3PZ
Sold Jan 2016
£268,000
What this page doesn't show
1 potential issue has already been flagged for 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 1 Lodge Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Lodge Cottage is a semi-detached house in King's Lynn (PE30 3PZ). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (March 2025) shows an E (score 39), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2023. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil.
At 113 m² it sits well below the postcode median (232 m² across 9 EPCs), making it one of the more compact homes locally. One planning record on file: change of use to residential refused in 2012.
Before you decide
Everything you need to know about 1 Lodge Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
1 Lodge Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Mar 2025
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.5 t/year
Occupancy
Rented
Certificate validity
Valid until 10 March 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Aug 2023
Low Energy Lighting
70%100%
More low energy lighting installed
Planning history
Applications and permits filed against 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ, sourced from the PlanIt planning register.
1 application on record at 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ
1decisions28documents1nearby
Flagged:Change of use
- May 2012Change of UseFullOutcome in report
Proposed construction of 4 residential dwellings and the change of use of existing nursery building back to a residential dwelling
- Documents
- 28 docs on file
- Reference
- 12/00123/F
Unlock 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 28 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Manor Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
1 Lodge Cottage is notably below the street on floor area.
EPC Rating
39 (E)
Street avg 64 (D)
Floor Area
113 m²
Street avg 247 m²
CO₂ Emissions
7.5 t/year
Street avg 8.3 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the King's Lynn district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
458/mo
Steady year-on-year across the wider district.
Closest school
0.7 km
North Wootton Academy. 4 schools nearby.
Nearest schools
- North Wootton AcademyPrimary716m
- South Wootton Infant SchoolPrimary1.6km
- South Wootton Junior SchoolPrimary1.9km
- Reffley AcademyPrimary2.5km
Most reported crime locally
- Violence & Sexual Offences2,729 reports43%
- Shoplifting787 reports12%
- Anti-social Behaviour682 reports11%
- Criminal Damage & Arson537 reports8%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around PE30 3PZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
37.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC EExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property has been extended more than once, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Blenheim Road
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£323k
1 Alban Road, North Wootton
PE30 3XF
4 bed
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1 Brett Way
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£250k
1 Annes Close
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 1 Lodge Cottage is modelled from its 113 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE30 3PZ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. No sale is recorded for 1 Lodge Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 1 Lodge Cottage was lodged in March 2025 at band E and is valid until March 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 1 Lodge Cottage. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 4 schools and 0 stops listed are measured in a straight line from PE30 3PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Lodge Cottage is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn, PE30 3PZ. Each answer is also embedded as structured data for search engines.
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- Every home in PE30 3PZSold prices, values and energy ratings for the postcode
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- 1 Lodge Cottage, Manor Road, North Wootton, King's Lynn valuationHow the estimate is built and what moves it
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