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Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU

3 planning records

Estimated value

£884,000

  • Since the 1995 sale (£36,500)+2322%
  • Against PE31 8SU's recent median (£585,000)+51%

Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
9
From EPC
Floor area
270 m²
2906 sq ft
Energy rating
D
Score 66
Council tax
Band E
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

£884,000

  • Against its 1995 sale (£36,500)+2322%
  • Against PE31 8SU's recent median (£585,000)+51%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Willow Barn is modelled from its 270 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8SU. 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

    270 m² from the EPC lodged in December 2017

  • Sales of this home

    1 sale recorded, the latest in 1995

  • Recent sales in PE31 8SU

    5 sales, median £585,000 (2025–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2025Latest 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.

Latest sale on Willow Barn was the lowest on Land Registry record across the postcode.

Sales timeline

  1. 27 January 1995Most recent

    £36,500

Median price across the last 5 sales in PE31 8SU: £585,000 (2025–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU. 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

Overview

About Willow Barn

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

Willow Barn is a detached house in King's Lynn (PE31 8SU). It has a recorded floor area of 270 m² (around 2906 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (December 2017) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). Main heating runs on oil.

Held since January 1995 — that's 32 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 270 m² the property is well over the postcode median (104 m² across 16 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £884,000 sits 2321.9% above the 1995 sale of £36,500. On a £-per-square-foot basis, the last sale (£13/sq ft) was about 94% below the postcode norm. 3 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations.

Before you decide

Everything you need to know about Willow Barn

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.

Willow Barn's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Dec 2017

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
9.1 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 5 December 2027

1 year remaining
Planning

Planning history

Applications and permits filed against Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU, sourced from the PlanIt planning register.

Planning history at Willow Barn is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

3 applications on record at Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU

3decisions11documents15nearby
Flagged:Conservation area
  1. Nov 2017
    Tree WorksTrees
    Outcome in report

    Front of property (along side entrance / shared driveway) - Removal of Nine Silver Birch trees Removal of Four Limbs (2 Ash - 2 Birch)Removal of Cherry Possible Removal of Ash tree (L/A Dependant) 1m Reduction of paper bark birch on lawn area Side of property - Removal of Eight Silver Birch Trees and Removal of Ash Tree within Conservation Area.

    Conservation Area
    Documents
    5 docs on file
    Reference
    17/00200/TREECA
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. Tree WorksDecision

Unlock Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU'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 11 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Station Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

Willow Barn is notably below the street on price per m².

Price per m²

£135

Street avg £3,305

Strongly below

Floor Area

270 m²

Street avg 124 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

9.1 t/year

Street avg 5.5 t/year

Strongly 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.

Closest school

0.4 km

Rudham CofE Primary Academy. 1 school nearby.

Nearest schools

  • Rudham CofE Primary AcademyPrimary437m

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

Daytime· 07:00 – 23:00

45.9dB

Low
Night-time road noise heatmap for PE31 8SU

Night-time· 23:00 – 07:00

38.8dB

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

Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£844k

1 Blacksmiths Lane, Burnham Norton

PE31 8EG

£775k

1 Church Row Cottages, Church Walk, Burnham Market

PE31 8DH

3 bed2 bath
£711k

1 Beales Court, Docking

PE31 8GL

£550k

1 Boughey Close, Brancaster

PE31 8AH

£545k

1 Burton Cottages, Station Road, Docking

PE31 8LT

£529k

1 Beechwood Court, The Street, Syderstone

PE31 8TR

4 bed2 bath
£500k

1 Archway Cottages, Back Lane, Burnham Market

PE31 8EY

£462k

1 Bradmere Lane, Docking

PE31 8NQ

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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 Willow Barn is modelled from its 270 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8SU. 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 Willow Barn. 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 Willow Barn was lodged in December 2017 at band D and is valid until December 2027. 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 Willow Barn. 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 8SU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Willow Barn is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Barn, Station Road, East Rudham, King's Lynn, PE31 8SU. Each answer is also embedded as structured data for search engines.

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