Model valuation£417,0008 Busby Close
Local market context
Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY
3 sales on record3 planning records
Estimated value
£547,000
- Since the 2020 sale (£488,000)+12%
- Against PE31 8EY's recent median (£337,000)+62%
Newest record on this page: September 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 60
Council tax
Band C
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
£547,000
- Against its 2020 sale (£488,000)+12%
- Against PE31 8EY's recent median (£337,000)+62%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Windfall Cottage is modelled from its 106 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 8EY. 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
106 m² from the EPC lodged in September 2020
Sales of this home
3 sales recorded, the latest in 2020
Recent sales in PE31 8EY
5 sales, median £337,000 (2021–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Windfall Cottage has more than doubled in price since the earliest registered sale in 2005.
Sales timeline
4 October 2020Most recent
£488,000
+31.9%over 10 years12 May 2010
£370,000
+89.7%over 4 years8 December 2005
£195,000
Median price across the last 5 sales in PE31 8EY: £337,000 (2021–2017).
Nearby sales in PE31 8EY
2 Archway Cottages, Back Lane, Burnham Market, King's Lynn, PE31 8EY
Sold Jun 2021
£479,951Sutton Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY
Sold Mar 2021
£318,7072 Almshouses, Back Lane, Burnham Market, King's Lynn, PE31 8EY
Sold Aug 2020
£337,0003 Almshouses, Back Lane, Burnham Market, King's Lynn, PE31 8EY
Sold Jun 2019
£330,000Field View, Back Lane, Burnham Market, King's Lynn, PE31 8EY
Sold Dec 2017
£620,000
What this page doesn't show
1 potential issue has already been flagged for Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY. 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 Windfall Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Windfall Cottage is a three-bedroom semi-detached house in King's Lynn (PE31 8EY). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (September 2020) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in December 2008 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 79). Main heating runs on oil. Other recorded features include a self-contained annexe. Period features are noted in the property record.
At 106 m² the property is well over the postcode median (68 m² across 12 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2005–2020, sale prices on this property compounded at 6.4% per year. Today's modelled estimate of £547,000 is 12.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£428/sq ft) was about 38% above the typical sold price in the postcode. Most recent transfer: October 2020 at £488,000.
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
- Bedrooms3
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff street
Building
- Central heatingYes
- Period featuresYes
Before you decide
Everything you need to know about Windfall Cottage
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)
Sept 2020
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Dec 2008
EPC improved fromE51toD60
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
8%88%
More low energy lighting installed
Planning history
Applications and permits filed against Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY, sourced from the PlanIt planning register.
Windfall Cottage has an approved rear extension on the planning record.
3 applications on record at Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY
3decisions2extensions31documents15nearby
- Dec 2008OutbuildingFullOutcome in report
Single storey timber outbuilding
- Documents
- 12 docs on file
- Reference
- 08/02341/F
- More recent applications — locked
- ExtensionSept 2021Decision
- ExtensionFeb 2012Decision
Unlock Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 15 notable nearby
- The 31 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Back Lane homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Windfall Cottage stands well clear of the street.
Price per m²
£4,604
Street avg £3,753
Floor Area
106 m²
Street avg 83 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
5.5 t/year
Street avg 4.2 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.
Closest school
1.0 km
Burnham Market Primary School. 1 school nearby.
Nearest schools
- Burnham Market Primary SchoolPrimary1.0km
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 8EY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.2dB
Night-time· 23:00 – 07:00
38.3dB
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-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 2 Smallboro Row, Little Lane, Docking
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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 Windfall Cottage is modelled from its 106 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 8EY. 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. 3 sales are recorded for Windfall 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 Windfall Cottage was lodged in September 2020 at band D and is valid until September 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Windfall 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 8EY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Windfall Cottage is in council tax band C. 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 Windfall Cottage, Back Lane, Burnham Market, King's Lynn, PE31 8EY. Each answer is also embedded as structured data for search engines.
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