Model valuation£417,0008 Busby Close
Local market context
2 Becks Wood, Harpley, King's Lynn, PE31 6UW
3 sales on record2 planning records
Estimated value
£618,000
- Since the 2020 sale (£498,000)+24%
- Against PE31 6UW's recent median (£143,000)+332%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
154 m²
1658 sq ft
Energy rating
C
Score 78
Council tax
Band F
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
£618,000
- Against its 2020 sale (£498,000)+24%
- Against PE31 6UW's recent median (£143,000)+332%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Becks Wood is modelled from its 154 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 6UW. 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
154 m² from the EPC lodged in April 2025
Sales of this home
3 sales recorded, the latest in 2020
Recent sales in PE31 6UW
3 sales, median £143,000 (2014–1997)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2020 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
2 Becks Wood saw 3 transfers in just over a decade — high turnover for the postcode.
Sales timeline
2 December 2020Most recent
£498,000
+4.4%over 3 years2 October 2017
£477,000
+45.4%over 4 years18 October 2012
£328,000
Median price across the last 3 sales in PE31 6UW: £143,000 (2014–1997).
What this page doesn't show
1 potential issue has already been flagged for 2 Becks Wood, Harpley, King's Lynn, PE31 6UW. 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 2 Becks Wood
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Becks Wood is a four-bedroom detached house in King's Lynn (PE31 6UW). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to 1983-1990 and council tax band F. The latest certificate (April 2025) shows a C (score 78), near the top of the C band. When first surveyed in October 2010 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Poor to Good and lighting went from Poor to Very Good. The recommended improvements would push it to B (score 84). Main heating runs on oil.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. Across 2012–2020, sale prices on this property compounded at 5.3% per year. Today's modelled estimate of £618,000 is 24.1% above the 2020 sale price. Last sale on file: £498,000 in December 2020.
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
- Bedrooms4
- Bathrooms3
Before you decide
Everything you need to know about 2 Becks Wood
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.
Current Certificate(1 of 3)
Apr 2025
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 April 2035
Property Improvements
Changes detected from historical EPC data
Jul 2013from Oct 2010
Hot Water
AverageGood
Hot water efficiency improved
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
15%42%
More low energy lighting installed
Apr 2025from Jul 2013
EPC improved fromD65toC78
Hot Water
GoodAverage
Hot water efficiency decreased
Wall Insulation
Partial InsulationInsulated Cavity
Wall insulation upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
42%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Becks Wood, Harpley, King's Lynn, PE31 6UW, sourced from the PlanIt planning register.
Planning history at 2 Becks Wood is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 2 Becks Wood, Harpley, King's Lynn, PE31 6UW
2decisions10documents3nearby
- Jun 2018Tree WorksTreesOutcome in report
2/TPO/00150 (1985 NO.10 HARPLEY): Prune a maximum of one third of the canopy and branches of all five trees (1 x Yew Tree and 4 x Beech Trees). Excess shade is inhibiting the growth of shrubs and potentially of the smaller trees (including a Japanese Maple) which applicant wishes to plant
- Documents
- 4 docs on file
- Reference
- 18/00034/TPO
- More recent applications — locked
- Tree WorksDec 2023Decision
Unlock 2 Becks Wood, Harpley, King's Lynn, PE31 6UW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.2 km
Harpley CofE VC Primary School. 1 school nearby.
Nearest schools
- Harpley CofE VC Primary SchoolPrimary208m
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 6UW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
39.3dB
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
Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · 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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3 bed1 bath
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1 Centre Vale, Dersingham
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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 2 Becks Wood is modelled from its 154 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 6UW. 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 2 Becks Wood. 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 2 Becks Wood was lodged in April 2025 at band C and is valid until April 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. 2 applications are matched to 2 Becks Wood. 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 6UW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Becks Wood is in council tax band F. 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 2 Becks Wood, Harpley, King's Lynn, PE31 6UW. Each answer is also embedded as structured data for search engines.
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