Model valuation£417,0008 Busby Close
Local market context
Northside Cottage, Beacon Hill, Burnham Market, King's Lynn, PE31 8ET
Estimated value
£309,000
- Since the 2016 sale (£242,000)+28%
- Against PE31 8ET's recent median (£325,000)-5%
Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
44 m²
474 sq ft
Energy rating
D
Score 55
Council tax
Band B
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
£309,000
- Against its 2016 sale (£242,000)+28%
- Against PE31 8ET's recent median (£325,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Northside Cottage is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8ET. 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
44 m² from the EPC lodged in December 2023
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in PE31 8ET
3 sales, median £325,000 (2016–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2016 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Northside Cottage has more than doubled in price since the earliest registered sale in 2002.
Sales timeline
30 March 2016Most recent
£242,000
+128.3%over 14 years28 March 2002
£106,000
Median price across the last 3 sales in PE31 8ET: £325,000 (2016–2010).
What this page doesn't show
1 potential issue has already been flagged for Northside Cottage, Beacon Hill, Burnham Market, King's Lynn, PE31 8ET. 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 Northside Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Northside Cottage is a mid-terrace house in King's Lynn (PE31 8ET). It has a recorded floor area of 44 m² (around 474 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (December 2023) shows a D (score 55), a step below the typical UK home. When first surveyed in October 2009 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good and main heating went from Poor to Average; while hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to A (score 99), a 3-band jump. Main heating runs on electricity.
At 44 m² it sits well below the postcode median (66 m² across 21 EPCs), making it one of the more compact homes locally. Across 2002–2016, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £309,000 is 27.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£511/sq ft) was about 74.3% above the typical sold price in the postcode. On the market in March 2016 and unlisted since — roughly 10 years.
Before you decide
Everything you need to know about Northside 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
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Dec 2023
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 December 2033
Property Improvements
Changes detected from historical EPC data
Dec 2023from Oct 2009
EPC improved fromE46toD55
Hot Water
ImmersionImmersion (Off-Peak)
Hot water system upgraded
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
25%100%
More low energy lighting installed
Planning history
Applications and permits filed against Northside Cottage, Beacon Hill, Burnham Market, King's Lynn, PE31 8ET, sourced from the PlanIt planning register.
Northside 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.
Versus other Beacon Hill homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Northside Cottage lags the street by a wide margin.
EPC Rating
55 (D)
Street avg 59 (D)
Floor Area
44 m²
Street avg 71 m²
CO₂ Emissions
4.2 t/year
Street avg 4.3 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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.
Closest school
1.2 km
Burnham Market Primary School. 1 school nearby.
Nearest schools
- Burnham Market Primary SchoolPrimary1.2km
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 8ET from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
37.7dB
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-eraMid-Terrace HouseEPC DPre-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 £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.
£320k
1 Chapel Yard, High Street, Docking
PE31 8NG
£298k
1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
3 bed2 bath
£330k
1 Choseley Road, Brancaster
PE31 8AY
£281k
1 2 Smallboro Row, Little Lane, Docking
PE31 8NT
3 bed1 bath
£360k
1 Brentwood, Brancaster Staithe
PE31 8BZ
£371k
1 Bernaleen Cottages, Station Road, Docking
PE31 8GY
£375k
1 Bell Meadows, Docking
PE31 8LA
£383k
1 Carr Terrace, Docking
PE31 8UA
3 bed1 bath
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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 Northside Cottage is modelled from its 44 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8ET. 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 Northside 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 Northside Cottage was lodged in December 2023 at band D and is valid until December 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Northside 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. The 1 school and 0 stops listed are measured in a straight line from PE31 8ET, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Northside Cottage is in council tax band B. 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 Northside Cottage, Beacon Hill, Burnham Market, King's Lynn, PE31 8ET. Each answer is also embedded as structured data for search engines.
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- Every home in PE31 8ETSold prices, values and energy ratings for the postcode
- PE 31 property marketPrices, postcodes, schools and transport across the district
- Northside Cottage, Beacon Hill, Burnham Market, King's Lynn valuationHow the estimate is built and what moves it
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