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Barmstone House, Main Road, Brancaster, King's Lynn, PE31 8AZ

1 planning record

Estimated value

£737,000

  • Since the 2000 sale (£160,000)+361%
  • Against PE31 8AZ's recent median (£960,000)-23%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
6
Bathrooms
2
Floor area
179 m²
1927 sq ft
Energy rating
F
Score 33
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£737,000

  • Against its 2000 sale (£160,000)+361%
  • Against PE31 8AZ's recent median (£960,000)-23%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Barmstone House is modelled from its 179 m² EPC floor area, its 2 recorded sales 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

    179 m² from the EPC lodged in July 2025

  • Sales of this home

    2 sales recorded, the latest in 2000

  • Recent sales in PE31 8AZ

    5 sales, median £960,000 (2023–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Barmstone House's modelled value sits at over four times its earliest registered sale price (1996).

Sales timeline

  1. 5 June 2000Most recent

    £160,000

    +79.8%over 3 years

  2. 11 August 1996

    £89,000

Median price across the last 5 sales in PE31 8AZ: £960,000 (2023–2020).

Risks

What this page doesn't show

1 potential issue has already been flagged for Barmstone House, 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

Overview

About Barmstone House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Barmstone House is a six-bedroom semi-detached house in King's Lynn (PE31 8AZ). It has a recorded floor area of 179 m² (around 1927 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (July 2025) shows an F (score 33), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 66), a 2-band jump. Main heating runs on oil. Period features are noted in the property record.

Untraded for 26 years, with the last transfer in June 2000. At 179 m² the property is well over the postcode median (125 m² across 13 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2000, sale prices on this property compounded at 16.6% per year. Today's modelled estimate of £737,000 sits 360.6% above the 2000 sale of £160,000. On a £-per-square-foot basis, the last sale (£83/sq ft) was about 75.7% below the postcode norm. One planning record on file: an extension approved in 2025. Past consents include an extension and solar panel installation, meaningful when judging how the property has evolved.

Specifications

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

  • Bedrooms6
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenSouth-facing

Building

  • Period featuresYes
Before you decide

Everything you need to know about Barmstone House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Barmstone House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate
Jul 2025

EPC Rating

A
B
C
D
E
F
F33
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 July 2035

8 years remaining
Planning

Planning history

Applications and permits filed against Barmstone House, Main Road, Brancaster, King's Lynn, PE31 8AZ, sourced from the PlanIt planning register.

Planning records include a solar-panel installation at Barmstone House.

1 application on record at Barmstone House, Main Road, Brancaster, King's Lynn, PE31 8AZ

1decisions1extensions7documents15nearby
  1. Feb 2025
    Solar PanelsFull
    Outcome in report

    Extension: Rear of property

    Householder: Rear extension & alterations to dwelling, proposed solar panels to rear.

    Extension
    Documents
    7 docs on file
    Reference
    25/00050/F
    Full record in report

Unlock Barmstone House, 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 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

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, Barmstone House stands well clear of the street.

Price per m²

£894

Street avg £3,881

Strongly below

Floor Area

179 m²

Street avg 163 m²

Above

Habitable Rooms

10 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

13.0 t/year

Street avg 5.3 t/year

Strongly below
Area

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.
Full King's Lynn report

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.

Noise

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 road noise heatmap for PE31 8AZ

Daytime· 07:00 – 23:00

44.2dB

Low
Night-time road noise heatmap for PE31 8AZ

Night-time· 23:00 – 07:00

37.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached 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 £1,220 · Includes VAT

Comparables

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
£711k

1 Beales Court, Docking

PE31 8GL

£775k

1 Church Row Cottages, Church Walk, Burnham Market

PE31 8DH

3 bed2 bath
£844k

1 Blacksmiths Lane, Burnham Norton

PE31 8EG

£550k

1 Boughey Close, Brancaster

PE31 8AH

£545k

1 Burton Cottages, Station Road, Docking

PE31 8LT

£500k

1 Archway Cottages, Back Lane, Burnham Market

PE31 8EY

£462k

1 Bradmere Lane, Docking

PE31 8NQ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Barmstone House is modelled from its 179 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Barmstone 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 Barmstone House was lodged in July 2025 at band F and is valid until July 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 Barmstone 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 8AZ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Barmstone House is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Barmstone House, Main Road, Brancaster, King's Lynn, PE31 8AZ. Each answer is also embedded as structured data for search engines.

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