Model valuation£417,0008 Busby Close
Local market context
12 Roman Way, Brancaster, King's Lynn, PE31 8XA
3 sales on record1 planning record
Estimated value
£386,000
- Since the 2025 sale (£380,000)+2%
- Against PE31 8XA's recent median (£340,000)+14%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
75 m²
807 sq ft
Energy rating
E
Score 53
Council tax
Band D
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
£386,000
- Against its 2025 sale (£380,000)+2%
- Against PE31 8XA's recent median (£340,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Roman Way is modelled from its 75 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 8XA. 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
75 m² from the EPC lodged in August 2025
Sales of this home
3 sales recorded, the latest in 2025
Recent sales in PE31 8XA
5 sales, median £340,000 (2019–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Price for 12 Roman Way has grown more than fourfold since the 1996 starting point.
Sales timeline
21 November 2025Most recent
£380,000
+245.5%over 24 years28 June 2001
£110,000
+214.3%over 4 years30 July 1996
£35,000
Median price across the last 5 sales in PE31 8XA: £340,000 (2019–2017).
Nearby sales in PE31 8XA
7 Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Jul 2019
£340,0004b, Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Jul 2019
£252,50017 Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Oct 2018
£495,0006 Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Jul 2018
£595,00015 Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Feb 2017
£305,000
What this page doesn't show
1 potential issue has already been flagged for 12 Roman Way, Brancaster, King's Lynn, PE31 8XA. 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 12 Roman Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Roman Way is a two-bedroom detached house in King's Lynn (PE31 8XA). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (August 2025) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil.
A recent sale: £380,000 in November 2025. Across 1996–2025, sale prices on this property compounded at 8.5% per year. On a £-per-square-foot basis, the last sale (£471/sq ft) was about 110.9% above the typical sold price in the postcode. One historical planning record sits against the property in 2026.
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
- Bedrooms2
- Bathrooms1
Before you decide
Everything you need to know about 12 Roman Way
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Aug 2025EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Poor
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 August 2035
Planning history
Applications and permits filed against 12 Roman Way, Brancaster, King's Lynn, PE31 8XA, sourced from the PlanIt planning register.
1 application on record at 12 Roman Way, Brancaster, King's Lynn, PE31 8XA
1 live now0decisions1extensions6documents15nearby
- Mar 2026ExtensionFullOutcome in report
HOUSEHOLDER: Extension and alterations
- Documents
- 6 docs on file
- Reference
- 26/00524/F
Unlock 12 Roman Way, Brancaster, King's Lynn, PE31 8XA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 15 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Roman Way homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Roman Way outperforms the street on price per m² by a wide margin.
Price per m²
£5,067
Street avg £3,289
Floor Area
75 m²
Street avg 98 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
4.3 t/year
Street avg 5.6 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.
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 8XA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.4dB
Night-time· 23:00 – 07:00
36.4dB
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
Late 20th centuryDetached BungalowEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Ayres Cottage, Walsingham Road, Burnham Thorpe
PE31 8HN
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£298k
1 Barmer Cottages, Fakenham Road, Syderstone
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£281k
1 2 Smallboro Row, Little Lane, Docking
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1 Church Row Cottages, Church Walk, Burnham Market
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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 12 Roman Way is modelled from its 75 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE31 8XA. 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 12 Roman Way. 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 Roman Way was lodged in August 2025 at band E and is valid until August 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12 Roman Way. 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 8XA. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Roman Way is in council tax band D. 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 12 Roman Way, Brancaster, King's Lynn, PE31 8XA. Each answer is also embedded as structured data for search engines.
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- Every home in PE31 8XASold prices, values and energy ratings for the postcode
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