Model valuation£417,0008 Busby Close
Local market context
2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF
Extendable3 planning records
Estimated value
£893,000
- Since the 2023 sale (£668,303)+34%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
154 m²
1658 sq ft
Energy rating
C
Score 73
Council tax
Band B
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
£893,000
- Against its 2023 sale (£668,303)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Corner Lodge is modelled from its 154 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8AF. 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 June 2025
Sales of this home
2 sales recorded, the latest in 2023
Recent sales in PE31 8AF
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Sale price has grown by over 3x since 2005.
Sales timeline
24 November 2023Most recent
£668,303
+251.7%over 18 years5 June 2005
£190,000
What this page doesn't show
1 potential issue has already been flagged for 2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF. 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 Corner Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Corner Lodge is a four-bedroom detached house in King's Lynn (PE31 8AF). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to 2025 and council tax band B. The latest certificate (June 2025) shows a C (score 73). When first surveyed in November 2020 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average; while lighting dropped from Very Good to Good. The recommended improvements would lift it to A (score 92), a 2-band jump. Main heating runs on electricity: electricity, unspecified tariff. Other recorded features include outbuildings and attached land beyond the plot. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2005–2023, sale prices on this property compounded at 7% per year. Today's modelled estimate of £893,000 is 33.6% above the 2023 sale price. Last sale on file: £668,303 in November 2023.
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
- Bathrooms1
Outside
- Private gardenSouth-facing
- OutbuildingsYes
- LandYes
Building
- Period featuresYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 2 Corner Lodge
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.
2 Corner Lodge's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jun 2025
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
0.8 t/year
Occupancy
—
Certificate validity
Valid until 3 June 2035
Property Improvements
Changes detected from historical EPC data
Jun 2025from Nov 2020
EPC improved fromG8toC73
Heating System
Storage HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
DualElectric
Changed to a more efficient fuel source
Heating Controls
ThermostatFull Control
Heating controls upgraded for better temperature management
Hot Water
InstantaneousMain System
Hot water system upgraded
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
Uninsulated StoneInsulated Cavity
Cavity wall insulation installed
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF, sourced from the PlanIt planning register.
A recent planning application at 2 Corner Lodge was refused — worth checking the council file.
3 applications on record at 2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF
3decisions2extensions68documents15nearby
- Feb 2023ExtensionFullOutcome in report
Extension & Alternations
- Documents
- 28 docs on file
- Reference
- 22/00653/F
- More recent applications — locked
- ConditionsNov 2024Decision
- ExtensionMay 2024Decision
Unlock 2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 15 notable nearby
- The 68 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.
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 8AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
40.8dB
Night-time· 23:00 – 07:00
35.5dB
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
21st centuryDetached BungalowEPC CPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,360 · 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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1 Carr Terrace, Docking
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1 Barmer Cottages, Fakenham Road, Syderstone
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3 bed2 bath
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1 2 Smallboro Row, Little Lane, Docking
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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 Corner Lodge is modelled from its 154 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8AF. 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. 2 sales are recorded for 2 Corner Lodge. 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 Corner Lodge was lodged in June 2025 at band C and is valid until June 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 2 Corner Lodge. 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 8AF. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Corner Lodge 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 2 Corner Lodge, Main Road, Brancaster, King's Lynn, PE31 8AF. Each answer is also embedded as structured data for search engines.
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