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The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ

Notable views2 planning records

Estimated value

£924,000

  • Since the 2023 sale (£1,135,000)-19%
  • Against PE31 8HJ's recent median (£625,000)+48%

Newest record on this page: May 2024. 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
3
Bathrooms
3
Floor area
81 m²
872 sq ft
Energy rating
C
Score 79
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

£924,000

  • Against its 2023 sale (£1,135,000)-19%
  • Against PE31 8HJ's recent median (£625,000)+48%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Boat House is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8HJ. 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

    81 m² from the EPC lodged in October 2022

  • Sales of this home

    1 sale recorded, the latest in 2023

  • Recent sales in PE31 8HJ

    5 sales, median £625,000 (2024–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 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.

The Boat House valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 4 January 2023Most recent

    £1,135,000

Median price across the last 5 sales in PE31 8HJ: £625,000 (2024–2019).

Risks

What this page doesn't show

1 potential issue has already been flagged for The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ. 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

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Overview

About The Boat House

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

The Boat House is a three-bedroom detached house in King's Lynn (PE31 8HJ). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to 2007-2011. The latest certificate (October 2022) shows a C (score 79), near the top of the C band. The recommended improvements would push it to B (score 91). Main heating runs on electricity. Other recorded features include notable views, a conservatory, a self-contained annexe and outbuildings. The home occupies a corner plot.

Today's modelled estimate of £924,000 is 18.6% below the 2023 sale of £1,135,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£1,302/sq ft) was about 211.6% above the typical sold price in the postcode. At 81 m² it sits well below the postcode median (218 m² across 5 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). 2 planning records sit against the property, 1 approved, 0 refused. Sold January 2023 for £1,135,000.

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

  • Bedrooms3
  • Bathrooms3
  • Open-plan layoutYes
  • EnsuiteYes
  • ConservatoryYes

Outside

  • ParkingOff street
  • Summer houseYes
  • OutbuildingsYes
  • Notable viewsYes
  • Corner plotYes
Before you decide

Everything you need to know about The Boat House

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

Larger development activity nearby

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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.
Current Certificate
Oct 2022

EPC Rating

A
B
C
C79
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Good
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 25 October 2032

5 years remaining
Planning

Planning history

Applications and permits filed against The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ, sourced from the PlanIt planning register.

2 applications on record at The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ

2decisions20documents15nearby
  1. Aug 2016
    Full
    Outcome in report

    Proposed Bike Store

    Documents
    17 docs on file
    Reference
    16/01121/F
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision

Unlock The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 15 notable nearby
  • The 20 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Joan Shorts Lane homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², The Boat House stands well clear of the street.

Price per m²

£14,012

Street avg £4,253

Strongly above

Floor Area

81 m²

Street avg 226 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

2.5 t/year

Street avg 7.2 t/year

Strongly 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.

Closest school

0.5 km

Burnham Market Primary School. 1 school nearby.

Nearest schools

  • Burnham Market Primary SchoolPrimary547m

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

Daytime· 07:00 – 23:00

46.9dB

Low
Night-time road noise heatmap for PE31 8HJ

Night-time· 23:00 – 07:00

38.9dB

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

21st centuryDetached HouseEPC CNo mains gasPermanent outbuildings

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

From £1,495 · 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.
£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
£529k

1 Beechwood Court, The Street, Syderstone

PE31 8TR

4 bed2 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 The Boat House is modelled from its 81 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8HJ. 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. 1 sale is recorded for The Boat House. 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 The Boat House was lodged in October 2022 at band C and is valid until October 2032. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to The Boat House. 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 8HJ, not by walking route. 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 The Boat House, Joan Shorts Lane, Burnham Market, King's Lynn, PE31 8HJ. Each answer is also embedded as structured data for search engines.

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