11 Boughey Close, Brancaster, King's Lynn, PE31 8AH

11 Boughey Close is a three-bedroom detached house in King's Lynn (PE31 8AH). It has a recorded floor area of 156 m² (around 1679 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (March 2015) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in July 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Poor to Good and window efficiency went from Average to Good; while hot-water efficiency dropped from Poor to Very Poor and lighting dropped from Good to Poor. The recommended improvements would lift it to B (score 90), a 2-band jump. Main heating runs on electricity. The latest certificate is from March 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory and attached land beyond the plot. The home occupies a corner plot.

It hasn't traded since April 2011, a hold of 15 years that's notably long for the area. At 156 m² the property is well over the postcode median (91 m² across 6 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £557,000 sits 106.4% above the 2011 sale of £269,850. On a £-per-square-foot basis, the last sale (£161/sq ft) was about 42.5% below the postcode norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.