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Field Cottage, Main Road, Brancaster Staithe, King's Lynn, PE31 8BP

Estimated value

£386,000

  • Since the 1999 sale (£96,000)+302%
  • Against PE31 8BP's recent median (£1,050,000)-63%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
73 m²
786 sq ft
Energy rating
E
Score 53
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

£386,000

  • Against its 1999 sale (£96,000)+302%
  • Against PE31 8BP's recent median (£1,050,000)-63%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Field Cottage is modelled from its 73 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8BP. 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

    73 m² from the EPC lodged in May 2026

  • Sales of this home

    2 sales recorded, the latest in 1999

  • Recent sales in PE31 8BP

    5 sales, median £1,050,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Sale price has grown by over 3x since 1999.

Sales timeline

  1. 6 October 1999Most recent

    £96,000

    +220.0%

  2. 26 April 1999

    £30,000

Median price across the last 5 sales in PE31 8BP: £1,050,000 (2025–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for Field Cottage, Main Road, Brancaster Staithe, King's Lynn, PE31 8BP. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Recent ownership pattern worth a lookIn 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 Field Cottage

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

Field Cottage is a detached house in King's Lynn (PE31 8BP). It has a recorded floor area of 73 m² (around 786 sq ft) and construction records dating it to 1996-2002. The latest certificate (May 2026) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 91), a 3-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. Across 1999–1999, sale prices on this property compounded at 220% per year. Today's modelled estimate of £386,000 sits 302.1% above the 1999 sale of £96,000. On a £-per-square-foot basis, the last sale (£122/sq ft) was about 76.2% below the postcode norm. At 73 m² it sits well below the postcode median (122 m² across 11 EPCs), making it one of the more compact homes locally.

Before you decide

Everything you need to know about Field Cottage

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

Larger development activity nearbyRecent ownership pattern worth a look

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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
May 2026

EPC Rating

A
B
C
D
E
E53
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 31 May 2036

9 years remaining
Planning

Planning history

Applications and permits filed against Field Cottage, Main Road, Brancaster Staithe, King's Lynn, PE31 8BP, sourced from the PlanIt planning register.

Field Cottage has no planning applications on record.

15

But the area is active

15 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Main Road homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

On floor area, Field Cottage runs well behind the street norm.

Price per m²

£1,315

Street avg £5,654

Strongly below

Floor Area

73 m²

Street avg 148 m²

Strongly below

Habitable Rooms

5 rooms

Street avg 6 rooms

On par

CO₂ Emissions

1.6 t/year

Street avg 6.6 t/year

Above
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 8BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE31 8BP

Daytime· 07:00 – 23:00

43.0dB

Low
Night-time road noise heatmap for PE31 8BP

Night-time· 23:00 – 07:00

36.7dB

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

Late 20th centuryDetached BungalowEPC ENo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · 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.
£383k

1 Carr Terrace, Docking

PE31 8UA

3 bed1 bath
£395k

1 Almshouses, Back Lane, Burnham Market

PE31 8EY

£375k

1 Bell Meadows, Docking

PE31 8LA

£371k

1 Bernaleen Cottages, Station Road, Docking

PE31 8GY

£402k

1 Bennett Mews, Docking

PE31 8FS

2 bed2 bath
£360k

1 Brentwood, Brancaster Staithe

PE31 8BZ

£422k

1 Anchorage View, Brancaster

PE31 8XD

2 bed
£450k

1 Branodunum, Brancaster

PE31 8AL

3 bed

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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 Field Cottage is modelled from its 73 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8BP. 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 Field 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 Field Cottage was lodged in May 2026 at band E and is valid until May 2036. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Field 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 8BP. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

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

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