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Pond Farm, Willow Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT

3 sales on record

Estimated value

£824,000

  • Since the 2022 sale (£838,000)-2%
  • Against PE31 6QT's recent median (£415,000)+99%

Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Habitable rooms
7
From EPC
Floor area
177 m²
1905 sq ft
Energy rating
C
Score 69
Tenure
Owner Occupied
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Valuation

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

£824,000

  • Against its 2022 sale (£838,000)-2%
  • Against PE31 6QT's recent median (£415,000)+99%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Pond Farm is modelled from its 177 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 6QT. 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

    177 m² from the EPC lodged in May 2022

  • Sales of this home

    3 sales recorded, the latest in 2022

  • Recent sales in PE31 6QT

    5 sales, median £415,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on Pond Farm was the highest on Land Registry record across the postcode.

Sales timeline

  1. 8 September 2022Most recent

    £838,000

    +152.0%over 10 years

  2. 2 March 2012

    £332,500

    +166.0%over 14 years

  3. 18 December 1997

    £125,000

Median price across the last 5 sales in PE31 6QT: £415,000 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for Pond Farm, Willow Barn, Stanhoe Road, Bircham Tofts, King's Lynn, PE31 6QT. 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

Overview

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.

Before you decide

Everything you need to know about Pond Farm

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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 2022

EPC 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

5 years remaining
Planning

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.

On the street

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

Above

Floor Area

177 m²

Street avg 122 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

6.3 t/year

Street avg 7.3 t/year

Above
Area

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.
Full King's Lynn report

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.

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.

Noise

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 road noise heatmap for PE31 6QT

Daytime· 07:00 – 23:00

44.4dB

Low
Night-time road noise heatmap for PE31 6QT

Night-time· 23:00 – 07:00

37.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£870k

1 Brenda Collison Close, Dersingham

PE31 6SP

4 bed2 bath
£543k

1 Chapel Road, Dersingham

PE31 6PW

5 bed2 bath
£526k

1 Becks Wood, Harpley

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

£371k

1 Bagthorpe Road, Bircham Newton

PE31 6XB

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Pond Farm is modelled from its 177 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 6QT. 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. 3 sales are recorded for Pond Farm. 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 Pond Farm was lodged in May 2022 at band C and is valid until May 2032. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Pond Farm. 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. Schools and stops are measured in a straight line from PE31 6QT. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common 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.

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