Model valuation£417,0008 Busby Close
Local market context
2 Manor Farm Barns, Main Road, Brancaster, King's Lynn, PE31 8GG
Estimated value
£1,450,000
- Since the 2017 sale (£1,195,000)+21%
- Against PE31 8GG's recent median (£1,482,500)-2%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
203 m²
2185 sq ft
Energy rating
D
Score 64
Council tax
Band F
Tenure
Private Rental
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
£1,450,000
- Against its 2017 sale (£1,195,000)+21%
- Against PE31 8GG's recent median (£1,482,500)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Manor Farm Barns is modelled from its 203 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8GG. 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
203 m² from the EPC lodged in January 2019
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in PE31 8GG
4 sales, median £1,482,500 (2024–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | 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.
Sales timeline
12 April 2017Most recent
£1,195,000
+51.9%over 3 years12 December 2013
£786,585
Median price across the last 4 sales in PE31 8GG: £1,482,500 (2024–2014).
What this page doesn't show
1 potential issue has already been flagged for 2 Manor Farm Barns, Main Road, Brancaster, King's Lynn, PE31 8GG. 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 2 Manor Farm Barns
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Manor Farm Barns is an end-of-terrace house in King's Lynn (PE31 8GG). It has a recorded floor area of 203 m² (around 2185 sq ft) and council tax band F. The latest certificate (January 2019) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (October 2013); the latest reading is one band lower. Between certificates, roof efficiency dropped from Very Good to Good and window efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 71). Main heating runs on electricity.
It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). On the market in April 2017 and unlisted since — roughly 9 years. Across 2013–2017, sale prices on this property compounded at 13.4% per year. Today's modelled estimate of £1,450,000 is 21.3% above the 2017 sale price.
Before you decide
Everything you need to know about 2 Manor Farm Barns
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)
Jan 2019
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
5.6 t/year
Occupancy
Rented
Certificate validity
Valid until 24 January 2029
Property Improvements
Changes detected from historical EPC data
Jan 2019from Oct 2013
EPC improved fromC71toD64
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Planning history
Applications and permits filed against 2 Manor Farm Barns, Main Road, Brancaster, King's Lynn, PE31 8GG, sourced from the PlanIt planning register.
2 Manor Farm Barns 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 Main Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 2 Manor Farm Barns runs well behind the street norm.
EPC Rating
64 (D)
Street avg 69 (C)
Floor Area
203 m²
Street avg 220 m²
CO₂ Emissions
5.6 t/year
Street avg 5.4 t/year
Habitable Rooms
5 rooms
Street avg 6 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.
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 8GG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.9dB
Night-time· 23:00 – 07:00
37.3dB
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
End-Terrace HouseEPC DNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 2 Manor Farm Barns is modelled from its 203 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8GG. 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 2 Manor Farm Barns. 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 2 Manor Farm Barns was lodged in January 2019 at band D and is valid until January 2029. 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 2 Manor Farm Barns. 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 8GG. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Manor Farm Barns 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Manor Farm Barns, Main Road, Brancaster, King's Lynn, PE31 8GG. Each answer is also embedded as structured data for search engines.
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- Every home in PE31 8GGSold prices, values and energy ratings for the postcode
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