Model valuation£417,0008 Busby Close
Local market context
18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
2 planning records
Estimated value
£346,000
- Since the 2020 sale (£250,000)+38%
- Against PE31 8AT's recent median (£310,000)+12%
Newest record on this page: June 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Bedrooms
2
Bathrooms
2
Floor area
89 m²
958 sq ft
Energy rating
E
Score 42
Council tax
Band A
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
£346,000
- Against its 2020 sale (£250,000)+38%
- Against PE31 8AT's recent median (£310,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 18 Dormy House is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8AT. 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
89 m² from the EPC lodged in June 2024
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in PE31 8AT
5 sales, median £310,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2023 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
25 May 2020Most recent
£250,000
Median price across the last 5 sales in PE31 8AT: £310,000 (2023–2018).
Nearby sales in PE31 8AT
6 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
Sold Aug 2023
£226,0001 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
Sold Apr 2021
£310,00011 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
Sold Jul 2019
£325,000Little Tenchleys, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
Sold Dec 2018
£570,00014 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
Sold Nov 2018
£265,000
What this page doesn't show
1 potential issue has already been flagged for 18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT. 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 18 Dormy House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Dormy House is a two-bedroom semi-detached house in King's Lynn (PE31 8AT). It has a recorded floor area of 89 m² (around 958 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (June 2024) shows an E (score 42), well below the UK norm with real room to improve. When first surveyed in August 2019 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good; while hot-water efficiency dropped from Average to Very Poor. Main heating runs on electricity. At 89 m² this is the 11th smallest of 13 units on EPC record in the building, where floor areas span 40–141 m². The building's EPC ratings span F to D across 13 units on file. Other recorded features include a balcony. Period features are noted in the property record.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include new windows, meaningful when judging how the property has evolved. Today's modelled estimate of £346,000 is 38.4% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£261/sq ft) was about 20.5% above the typical sold price in the postcode. Most recent transfer: May 2020 at £250,000.
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
- Bedrooms2
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- Utility roomYes
- EnsuiteYes
Outside
- Private gardenYes
- BalconyYes
Building
- LiftYes
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 18 Dormy House
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 2)
Jun 2024
EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 June 2034
Property Improvements
Changes detected from historical EPC data
Jun 2024from Aug 2019
EPC improved fromF26toE42
Heating System
Room HeatersUnderfloor
Heating system upgraded to a more efficient system
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against 18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT, sourced from the PlanIt planning register.
2 applications on record at 18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT
2decisions47documents15nearby
- Jul 2010ConversionFullOutcome in report
Incorporation of redundant rooms into existing flat
- Documents
- 24 docs on file
- Reference
- 10/00833/F
- More recent applications — locked
- RenovationOct 2021Decision
Unlock 18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT'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 15 notable nearby
- The 47 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Butchers Lane homes
Four headline reads against 12 similar flats on this street, drawn from the latest EPC and Land Registry data.
18 Dormy House outperforms the street on floor area by a wide margin.
Price per m²
£2,809
Street avg £2,877
Floor Area
89 m²
Street avg 75 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
5.1 t/year
Street avg 7.7 t/year
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 8AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
36.9dB
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-eraGround Floor FlatEPC EPre-1919 buildNo mains gas
Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · 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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£281k
1 2 Smallboro Row, Little Lane, Docking
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3 bed1 bath
£450k
1 Branodunum, Brancaster
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1 Ayres Cottage, Walsingham Road, Burnham Thorpe
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1 Church Row Cottages, Church Walk, Burnham Market
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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 18 Dormy House is modelled from its 89 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8AT. 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. 1 sale is recorded for 18 Dormy House. 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 18 Dormy House was lodged in June 2024 at band E and is valid until June 2034. 2 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 18 Dormy House. 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 8AT. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 18 Dormy House is in council tax band A. 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 18 Dormy House, Butchers Lane, Brancaster, King's Lynn, PE31 8AT. Each answer is also embedded as structured data for search engines.
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