Model valuation£417,0008 Busby Close
Local market context
Ash Tree Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA
Estimated value
£196,000
- Against PE31 8AA's recent median (£450,000)-56%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
2
From EPC
Floor area
43 m²
463 sq ft
Energy rating
F
Score 29
Council tax
Band B
Tenure
Social 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
£196,000
- Against PE31 8AA's recent median (£450,000)-56%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Ash Tree Cottage is modelled from its 43 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE31 8AA. 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
43 m² from the EPC lodged in October 2022
Sales of this home
No sale recorded since 1995
Recent sales in PE31 8AA
5 sales, median £450,000 (2026–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | 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.
Ash Tree Cottage 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.
Median price across the last 5 sales in PE31 8AA: £450,000 (2026–2020).
Nearby sales in PE31 8AA
Grenville Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA
Sold Jun 2026
£450,000Cobble Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA
Sold May 2026
£416,500Dairy Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA
Sold Feb 2025
£600,000The Old Bakery, Main Road, Brancaster, King's Lynn, PE31 8AA
Sold Aug 2023
£1,800,000Fern Lea, Main Road, Brancaster, King's Lynn, PE31 8AA
Sold Dec 2020
£345,000
What this page doesn't show
1 potential issue has already been flagged for Ash Tree Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA. 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 Ash Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Ash Tree Cottage is a mid-terrace house in King's Lynn (PE31 8AA). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (October 2022) shows an F (score 29), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 92), a 5-band jump. Main heating runs on electricity.
At 43 m² it sits well below the postcode median (124 m² across 20 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).
Before you decide
Everything you need to know about Ash Tree Cottage
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.
Ash Tree Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Oct 2022EPC Rating
A
B
C
D
E
F
F29
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
9.5 t/year
Occupancy
Rented
Certificate validity
Valid until 25 October 2032
Planning history
Applications and permits filed against Ash Tree Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA, sourced from the PlanIt planning register.
Ash Tree Cottage has no planning applications on record.
15
But the area is active
15 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Main Road homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
Ash Tree Cottage is notably below the street on floor area.
EPC Rating
29 (F)
Street avg 52 (E)
Floor Area
43 m²
Street avg 127 m²
CO₂ Emissions
9.5 t/year
Street avg 7.5 t/year
Habitable Rooms
2 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.
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 8AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.0dB
Night-time· 23:00 – 07:00
37.4dB
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-eraMid-Terrace HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£234k
1 Ashside, Syderstone
PE31 8RZ
£242k
1 Choseley Road, Docking
PE31 8LZ
£249k
1 Beacon Hill, Burnham Market
PE31 8ET
£281k
1 2 Smallboro Row, Little Lane, Docking
PE31 8NT
3 bed1 bath
£298k
1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
3 bed2 bath
£320k
1 Chapel Yard, High Street, Docking
PE31 8NG
£330k
1 Choseley Road, Brancaster
PE31 8AY
£360k
1 Brentwood, Brancaster Staithe
PE31 8BZ
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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 Ash Tree Cottage is modelled from its 43 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE31 8AA. 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 Ash Tree Cottage, 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 Ash Tree Cottage was lodged in October 2022 at band F and is valid until October 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 Ash Tree Cottage. 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 8AA. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Ash Tree Cottage 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 Ash Tree Cottage, Main Road, Brancaster, King's Lynn, PE31 8AA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE31 8AASold prices, values and energy ratings for the postcode
- PE 31 property marketPrices, postcodes, schools and transport across the district
- Ash Tree Cottage, Main Road, Brancaster, King's Lynn valuationHow the estimate is built and what moves it
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