Model valuation£417,0008 Busby Close
Local market context
44 Harpley Dams, Hillington, King's Lynn, PE31 6DP
Estimated value
£268,000
Newest record on this page: December 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
87 m²
936 sq ft
Energy rating
E
Score 39
Council tax
Band B
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
£268,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 44 Harpley Dams is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE31 6DP. 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
87 m² from the EPC lodged in December 2025
Sales of this home
No sale recorded since 1995
Recent sales in PE31 6DP
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | 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.
44 Harpley Dams 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.
What this page doesn't show
1 potential issue has already been flagged for 44 Harpley Dams, Hillington, King's Lynn, PE31 6DP. 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 44 Harpley Dams
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
44 Harpley Dams is a semi-detached house in King's Lynn (PE31 6DP). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (December 2025) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in June 2013 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Good to Very Good and window efficiency went from Very Poor to Good; while lighting dropped from Very Good to Average. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on lpg.
At 87 m² it's 15.9% smaller than the typical home in the postcode (104 m² median across 8 EPCs).
Before you decide
Everything you need to know about 44 Harpley Dams
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Dec 2025
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Rented
Certificate validity
Valid until 11 December 2035
Property Improvements
Changes detected from historical EPC data
Mar 2025from Jun 2013
Hot Water
PoorVery Poor
Hot water efficiency decreased
Dec 2025from Mar 2025
EPC improved fromG16toE39
Hot Water
Very PoorPoor
Hot water efficiency improved
Windows
SingleHigh Performance
Single glazing replaced with double or better glazing
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 44 Harpley Dams, Hillington, King's Lynn, PE31 6DP, sourced from the PlanIt planning register.
44 Harpley Dams has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Harpley Dams homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 44 Harpley Dams lags the street by a wide margin.
EPC Rating
39 (E)
Street avg 45 (E)
Floor Area
87 m²
Street avg 142 m²
CO₂ Emissions
3.9 t/year
Street avg 9.8 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
50/mo
Falling year-on-year across the wider district.
Closest school
2.8 km
Harpley CofE VC Primary School. 1 school nearby.
Nearest schools
- Harpley CofE VC Primary SchoolPrimary2.8km
Most reported crime locally
- Violence & Sexual Offences298 reports46%
- Anti-social Behaviour89 reports14%
- Criminal Damage & Arson64 reports10%
- Other Theft52 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 PE31 6DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.1dB
Night-time· 23:00 – 07:00
37.8dB
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
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, 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.
£265k
1, Babingley
PE31 6AW
£276k
1 Cats Bottom, Babingley
PE31 6AR
£260k
1 Back Street, Harpley
PE31 6TU
£283k
1 Broadlands Close, Dersingham
PE31 6YS
2 bed1 bath
£285k
1 Bush Close, Dersingham
PE31 6YL
£250k
1 Bank Road, Dersingham
PE31 6HW
3 bed
£250k
1 Becks Row, Nethergate Street, Harpley
PE31 6TW
4 bed
£293k
1 Burma Close, Dersingham
PE31 6YY
3 bed
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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 44 Harpley Dams is modelled from its 87 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE31 6DP. 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 44 Harpley Dams, 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 44 Harpley Dams was lodged in December 2025 at band E and is valid until December 2035. 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 44 Harpley Dams. 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 13 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from PE31 6DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 44 Harpley Dams is in council tax band B. 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 44 Harpley Dams, Hillington, King's Lynn, PE31 6DP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE31 6DPSold prices, values and energy ratings for the postcode
- PE 31 property marketPrices, postcodes, schools and transport across the district
- 44 Harpley Dams, Hillington, King's Lynn valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales