Model valuation£417,0008 Busby Close
Local market context
22 Beech Road, King's Lynn, PE30 5BD
4 sales on record
Estimated value
£191,000
- Since the 2023 sale (£180,000)+6%
- Against PE30 5BD's recent median (£145,000)+32%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
88 m²
947 sq ft
Energy rating
C
Score 77
Council tax
Band A
Tenure
Owner Occupied
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
£191,000
- Against its 2023 sale (£180,000)+6%
- Against PE30 5BD's recent median (£145,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Beech Road is modelled from its 88 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE30 5BD. 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
88 m² from the EPC lodged in November 2023
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in PE30 5BD
5 sales, median £145,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
22 Beech Road has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
8 December 2023Most recent
£180,000
+20.0%over 4 years8 August 2019
£150,000
+39.5%over 8 years28 October 2010
£107,500
+168.8%over 12 years25 August 1998
£40,000
Median price across the last 5 sales in PE30 5BD: £145,000 (2025–2019).
Nearby sales in PE30 5BD
What this page doesn't show
2 potential issues have already been flagged for 22 Beech Road, King's Lynn, PE30 5BD. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn 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 22 Beech Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Beech Road is a two-bedroom mid-terrace house in King's Lynn (PE30 5BD). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (November 2023) shows a C (score 77), near the top of the C band. When first surveyed in May 2010 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 83). Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.
On energy efficiency it sits in the top 10% of properties in this postcode. Across 1998–2023, sale prices on this property compounded at 6.1% per year. On a £-per-square-foot basis, the last sale (£190/sq ft) was about 49.5% above the typical sold price in the postcode. Last sale on file: £180,000 in December 2023.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- GarageDouble
- Cul-de-sacYes
Building
- Heating systemGas
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 22 Beech Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger 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.
22 Beech Road ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 3)
Nov 2023
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 November 2033
Property Improvements
Changes detected from historical EPC data
Nov 2023from Aug 2013
EPC improved fromD67toC77
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
60%83%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Beech Road, King's Lynn, PE30 5BD, sourced from the PlanIt planning register.
22 Beech Road has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Beech Road homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Beech Road outperforms the street on epc rating by a wide margin.
Price per m²
£2,045
Street avg £1,523
Floor Area
88 m²
Street avg 84 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 t/year
Street avg 4.6 t/year
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.
Rail-style transport is unusually close for this postcode.
Crime
458/mo
Steady year-on-year across the wider district.
Nearest stop
1.0 km
Kings Lynn Rail Station — railway station.
Closest school
0.5 km
Greyfriars Academy. 16 schools nearby.
Nearest schools
- Greyfriars AcademyPrimary483m
- Whitefriars Church of England Primary AcademyPrimary495m
- St Michael's Church of England AcademyPrimary823m
- King's Lynn AcademySecondary1.2km
Nearest stops
- Kings Lynn Rail StationRailway station988m
- King's Lynn Ferry LandingFerry terminal1.4km
- West Lynn Ferry LandingFerry terminal1.6km
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 5BD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.4dB
Night-time· 23:00 – 07:00
44.7dB
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 2 HomeBuyer Report
Early 20th centuryMid-Terrace HouseEPC CLow flood risk
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£207k
1 Carmelite Terrace
PE30 5AF
2 bed3 bath
£167k
1 Cromwell Terrace
PE30 5AX
2 bed1 bath
£163k
1 Chase Cottages, Thomas Street
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2 bed1 bath
£146k
1 Brompton Place, Wisbech Road
PE30 5JR
2 bed1 bath
£133k
1 Edward Street
PE30 5QS
2 bed1 bath
£129k
1 Diamond Street
PE30 5LX
2 bed1 bath
£112k
1 Allinson Court, Stonegate Street
PE30 5EH
2 bed1 bath
£176k
1 Brewery Buildings, London Road
PE30 5PZ
3 bed1 bath
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Start your researchHow to read this page
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 22 Beech Road is modelled from its 88 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE30 5BD. 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. 4 sales are recorded for 22 Beech Road. 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 22 Beech Road was lodged in November 2023 at band C and is valid until November 2033. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Beech Road. 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 16 schools and 3 stops listed are measured in a straight line from PE30 5BD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Beech Road is in council tax band A. 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 22 Beech Road, King's Lynn, PE30 5BD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE30 5BDSold prices, values and energy ratings for the postcode
- PE 30 property marketPrices, postcodes, schools and transport across the district
- 22 Beech Road, King's Lynn valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales