Model valuation£417,0008 Busby Close
Local market context
Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ
Notable viewsExtendable1 planning record
Estimated value
£757,000
- Since the 2008 sale (£415,000)+82%
- Against PE31 8AZ's recent median (£960,000)-21%
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
Bathrooms
3
Floor area
147 m²
1582 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£757,000
- Against its 2008 sale (£415,000)+82%
- Against PE31 8AZ's recent median (£960,000)-21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Arcadia Cottage is modelled from its 147 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8AZ. 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
147 m² from the EPC lodged in June 2025
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in PE31 8AZ
5 sales, median £960,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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 at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
17 July 2008Most recent
£415,000
Median price across the last 5 sales in PE31 8AZ: £960,000 (2023–2020).
Nearby sales in PE31 8AZ
Manor Farm Lodge, Main Road, Brancaster, King's Lynn, PE31 8AZ
Sold Jan 2023
£50,000Woodville, Main Road, Brancaster, King's Lynn, PE31 8AZ
Sold Dec 2021
£1,170,0007 Manor Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ
Sold Dec 2020
£955,0006 Manor Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ
Sold Dec 2020
£960,000Manor Farm, The Coach House, Main Road, Brancaster, King's Lynn, PE31 8AZ
Sold Sept 2020
£1,575,000
What this page doesn't show
1 potential issue has already been flagged for Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ. 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 Arcadia Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Arcadia Cottage is a four-bedroom detached house in King's Lynn (PE31 8AZ). It has a recorded floor area of 147 m² (around 1582 sq ft), construction records dating it to 2003-2006 and council tax band E. Other recorded features include notable views and outbuildings. Our model identifies extension potential, subject to local planning policy. The latest certificate (June 2025) shows a C (score 69), just inside the C band. Main heating runs on oil.
Untraded for 18 years, with the last transfer in July 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £757,000 sits 82.4% above the 2008 sale of £415,000. On a £-per-square-foot basis, the last sale (£262/sq ft) was about 20.8% below the postcode norm. One historical planning record sits against the property in 2013. The record references conservation-area consent, which constrain future alterations. At 147 m² it's 17.6% larger than the typical home in the postcode (125 m² median across 13 EPCs).
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
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageYes
- OutbuildingsYes
- Notable viewsYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Arcadia Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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
Jun 2025EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 June 2035
Planning history
Applications and permits filed against Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ, sourced from the PlanIt planning register.
Arcadia Cottage sits within a conservation area — exterior works face additional planning controls.
1 application on record at Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ
1decisions5documents15nearby
Flagged:Conservation area
- Jun 2013Tree WorksTreesOutcome in report
T1 Eucalyptus - Removal of tree and stump as too close to house within Conservation Area.
Conservation Area- Documents
- 5 docs on file
- Reference
- 13/00070/TREECA
Unlock Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 15 notable nearby
- The 5 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 Main Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, Arcadia Cottage stands well clear of the street.
Price per m²
£2,823
Street avg £3,705
Floor Area
147 m²
Street avg 165 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
5.2 t/year
Street avg 5.9 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 8AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Night-time· 23:00 – 07:00
37.6dB
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 HouseEPC CNo mains gasPermanent outbuildings
Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£529k
1 Beechwood Court, The Street, Syderstone
PE31 8TR
4 bed2 bath
£775k
1 Church Row Cottages, Church Walk, Burnham Market
PE31 8DH
3 bed2 bath
£457k
1 Ayres Cottage, Walsingham Road, Burnham Thorpe
PE31 8HN
3 bed1 bath
£450k
1 Branodunum, Brancaster
PE31 8AL
3 bed
£383k
1 Carr Terrace, Docking
PE31 8UA
3 bed1 bath
£298k
1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
3 bed2 bath
£281k
1 2 Smallboro Row, Little Lane, Docking
PE31 8NT
3 bed1 bath
£422k
1 Anchorage View, Brancaster
PE31 8XD
2 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Arcadia Cottage is modelled from its 147 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8AZ. 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 Arcadia Cottage. 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 Arcadia Cottage was lodged in June 2025 at band C and is valid until June 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Arcadia 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 8AZ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Arcadia Cottage is in council tax band E. 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 Arcadia Cottage, Main Road, Brancaster, King's Lynn, PE31 8AZ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE31 8AZSold prices, values and energy ratings for the postcode
- PE 31 property marketPrices, postcodes, schools and transport across the district
- Arcadia Cottage, Main Road, Brancaster, King's Lynn valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales