Model valuation£417,0008 Busby Close
Local market context
16 Roman Way, Brancaster, King's Lynn, PE31 8XA
Estimated value
£432,000
- Since the 1995 sale (£88,300)+389%
- Against PE31 8XA's recent median (£380,000)+14%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
87 m²
936 sq ft
Energy rating
E
Score 51
Council tax
Band D
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
£432,000
- Against its 1995 sale (£88,300)+389%
- Against PE31 8XA's recent median (£380,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Roman Way is modelled from its 87 m² EPC floor area, its 1 recorded sale 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
87 m² from the EPC lodged in March 2014
Sales of this home
1 sale recorded, the latest in 1995
Recent sales in PE31 8XA
5 sales, median £380,000 (2025–2018)
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 | 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.
16 Roman Way's modelled value sits at over four times its earliest registered sale price (1995).
Sales timeline
18 December 1995Most recent
£88,300
Median price across the last 5 sales in PE31 8XA: £380,000 (2025–2018).
Nearby sales in PE31 8XA
12 Roman Way, Brancaster, King's Lynn, PE31 8XA
Sold Nov 2025
£380,0007 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
£595,000
What this page doesn't show
1 potential issue has already been flagged for 16 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
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About 16 Roman Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Roman Way is a three-bedroom detached house in King's Lynn (PE31 8XA). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (March 2014) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 78), a 2-band jump. Main heating runs on electricity. The latest certificate is from March 2014, so improvements made since then won't be reflected.
Untraded for 31 years, with the last transfer in December 1995. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £432,000 sits 389.2% above the 1995 sale of £88,300. On a £-per-square-foot basis, the last sale (£94/sq ft) was about 57.7% below the postcode norm.
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
- Bathrooms2
Before you decide
Everything you need to know about 16 Roman Way
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
16 Roman Way's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 27 Mar 2024
Current Certificate
Mar 2014EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
7.8 t/year
Occupancy
—
Certificate validity
Expired on 27 March 2024
Planning history
Applications and permits filed against 16 Roman Way, Brancaster, King's Lynn, PE31 8XA, sourced from the PlanIt planning register.
16 Roman Way 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 Roman Way homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 16 Roman Way runs well behind the street norm.
Price per m²
£1,015
Street avg £3,795
Floor Area
87 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
7.8 t/year
Street avg 5.1 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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£450k
1 Branodunum, Brancaster
PE31 8AL
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£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
£775k
1 Church Row Cottages, Church Walk, Burnham Market
PE31 8DH
3 bed2 bath
£402k
1 Bennett Mews, Docking
PE31 8FS
2 bed2 bath
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Start your researchHow to read this page
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 16 Roman Way is modelled from its 87 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 16 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 16 Roman Way was lodged in March 2014 at band E and expired in March 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 16 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
- 16 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 16 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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- 16 Roman Way, Brancaster, King's Lynn valuationHow the estimate is built and what moves it
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