Model valuation£417,0008 Busby Close
Local market context
Pond Farm, Willow Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
3 sales on record
Property type
Mid terrace
Habitable rooms
7
From EPC
Floor area
177 m²
1905 sq ft
Energy rating
C
Score 69
Tenure
Owner Occupied
About Pond Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Pond Farm is a mid-terrace house in King's Lynn (PE31 6QT). It has a recorded floor area of 177 m² (around 1905 sq ft) and construction records dating it to 1996-2002. The latest certificate (May 2022) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 90). Main heating runs on oil.
At 177 m² the property is well over the postcode median (121 m² across 14 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). Across 1997–2022, sale prices on this property compounded at 8% per year. On a £-per-square-foot basis, the last sale (£440/sq ft) was about 160.9% above the typical sold price in the postcode. Most recent transfer: September 2022 at £838,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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Everything you need to know about Pond Farm
The true value, the hidden risks and the full sale history, in one report.
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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.
Pond Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2022EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 May 2032
Get a survey for this property
Level 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Planning history
Applications and permits filed against Pond Farm, Willow Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT, sourced from the PlanIt planning register.
Pond Farm 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on Pond Farm was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£824,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.0% per year over 25 years.
Last sold (2022)
£838,000
Growth on file: 8.0% per year over 25 years.
Sales timeline
8 September 2022Most recent
£838,000
+152.0%over 10 years2 March 2012
£332,500
+166.0%over 14 years18 December 1997
£125,000
Median price across the last 5 sales in PE31 6QT: £415,000 (2025–2018).
Nearby sales in PE31 6QT
10 Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
Sold Sept 2025
£415,0002 Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
Sold Aug 2022
£745,00018 Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
Sold Jun 2021
£345,000Owl Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
Sold Sept 2020
£515,00015 Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT
Sold May 2016
£317,500
Versus other Stanhoe Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, Pond Farm runs well behind the street norm.
Price per m²
£4,734
Street avg £2,810
Floor Area
177 m²
Street avg 122 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.3 t/year
Street avg 7.3 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£870k
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PE31 6SP
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£543k
1 Chapel Road, Dersingham
PE31 6PW
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£526k
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PE31 6UW
£424k
1 Bluestone Cottages, Lynn Road, West Newton
PE31 6AS
£407k
1 Beech Drift, Dersingham
PE31 6LF
3 bed1 bath
£401k
1 2 Church Row, Main Road, Bagthorpe
PE31 6QY
£393k
1 Broomsthorpe Barns, Coxford Road, Broomsthorpe
PE31 6TQ
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1 Bagthorpe Road, Bircham Newton
PE31 6XB
3 bed1 bath
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.
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 6QT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.4dB
Night-time· 23:00 – 07:00
37.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Pond Farm, Willow Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT. Each answer is also embedded as structured data for search engines.