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12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW

EPC B3 planning records

Estimated value

£1,396,000

  • Since the 2021 sale (£1,200,000)+16%
  • Against PE31 8FW's recent median (£850,000)+64%

Newest record on this page: April 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
205 m²
2207 sq ft
Energy rating
B
Score 83
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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

£1,396,000

  • Against its 2021 sale (£1,200,000)+16%
  • Against PE31 8FW's recent median (£850,000)+64%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Sawyers Yard is modelled from its 205 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8FW. 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

    205 m² from the EPC lodged in November 2020

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in PE31 8FW

    5 sales, median £850,000 (2022–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 applicationsFull 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.

12 Sawyers Yard changed hands twice within eighteen months — unusual for the area.

Sales timeline

  1. 28 October 2021Most recent

    £1,200,000

    +29.7%over 11 months

  2. 11 December 2020

    £925,000

Median price across the last 5 sales in PE31 8FW: £850,000 (2022–2021).

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW. 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

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Overview

About 12 Sawyers Yard

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

12 Sawyers Yard is a four-bedroom detached house in King's Lynn (PE31 8FW). It has a recorded floor area of 205 m² (around 2207 sq ft). The latest certificate (November 2020) returns a B (score 83), comfortably above the UK average. The recommended improvements would push it to A (score 101). Main heating runs on electricity: electricity, unspecified tariff.

At 205 m² the property is well over the postcode median (138 m² across 11 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2020–2021, sale prices on this property compounded at 29.7% per year. Today's modelled estimate of £1,396,000 is 16.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£544/sq ft) was about 16.2% above the typical sold price in the postcode. Sold October 2021 for £1,200,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms4
  • Bathrooms3
Before you decide

Everything you need to know about 12 Sawyers Yard

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.

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

Current Certificate
Nov 2020

EPC Rating

A
B
B83
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
2.8 t/year
Occupancy
—

Certificate validity

Valid until 22 November 2030

4 years remaining
Planning

Planning history

Applications and permits filed against 12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW, sourced from the PlanIt planning register.

3 applications on record at 12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW

3decisions3extensions33documents15nearby
  1. Sept 2022
    Loft ConversionOutline
    Outcome in report

    Lawful Development Certificate: Modifying of existing prefabricated trusses to allow for useable space within the loft, dormer construction extension on the rear to improve headroom and layout.

    Documents
    9 docs on file
    Reference
    22/01304/LDP
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision
  4. Loft ConversionDecision

Unlock 12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW'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 33 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Sawyers Yard homes

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

On floor area, 12 Sawyers Yard stands well clear of the street.

Price per m²

£5,854

Street avg £6,679

Above

Floor Area

205 m²

Street avg 141 m²

Strongly above

CO₂ Emissions

2.8 t/year

Street avg 1.8 t/year

Strongly below

Years Held

5 years

Street avg 6 years

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

Daytime· 07:00 – 23:00

44.2dB

Low
Night-time road noise heatmap for PE31 8FW

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 2 HomeBuyer Report

Detached HouseEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,245 · 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
£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

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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 12 Sawyers Yard is modelled from its 205 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8FW. 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 12 Sawyers Yard. 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 12 Sawyers Yard was lodged in November 2020 at band B and is valid until November 2030. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 12 Sawyers Yard. 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 8FW. 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 12 Sawyers Yard, Brancaster, King's Lynn, PE31 8FW. Each answer is also embedded as structured data for search engines.

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