Model valuation£417,0008 Busby Close
Local market context
2a, Roman Way, Brancaster, King's Lynn, PE31 8XA
4 sales on record
Estimated value
£202,000
- Since the 2011 sale (£148,000)+36%
- Against PE31 8XA's recent median (£380,000)-47%
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
Floor Ground
Bedroom
1
Floor area
49 m²
532 sq ft
Energy rating
D
Score 56
Council tax
Band A
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
£202,000
- Against its 2011 sale (£148,000)+36%
- Against PE31 8XA's recent median (£380,000)-47%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 49 m² EPC floor area, its 4 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
49 m² from the EPC lodged in March 2011
Sales of this home
4 sales recorded, the latest in 2011
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.
Sale price has grown by over 3x since 1998.
Sales timeline
17 August 2011Most recent
£148,000
+23.3%over 5 years17 May 2006
£120,000
+60.0%over 4 years28 June 2001
£75,000
+78.6%over 2 years27 November 1998
£42,000
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 2a, 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 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a one-bedroom detached house in King's Lynn (PE31 8XA). It has a recorded floor area of 49 m² (around 532 sq ft), construction records dating it to 1983-1990 and council tax band A. At 49 m² this is the smallest unit on EPC record across the building (49–152 m²). The building's EPC ratings span E to C across 13 units on file. The latest certificate (March 2011) shows a D (score 56), a step below the typical UK home. Main heating runs on electricity. The latest certificate is from March 2011, so improvements made since then won't be reflected.
At 49 m² it sits well below the postcode median (82 m² across 12 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Last changed hands 15 years ago, in August 2011. Across the public record there are 4 sales, relatively high churn for a single property. Across 1998–2011, sale prices on this property compounded at 10.4% per year. Today's modelled estimate of £202,000 is 36.5% above the 2011 sale price. On a £-per-square-foot basis, the last sale (£278/sq ft) was about 25% above the typical sold price in the postcode.
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
- Bedrooms1
Before you decide
Everything you need to know about 2a
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.
2a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Mar 2021
Current Certificate
Mar 2011EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 March 2021
Planning history
Applications and permits filed against 2a, Roman Way, Brancaster, King's Lynn, PE31 8XA, sourced from the PlanIt planning register.
2a 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 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2a stands well clear of the street.
Price per m²
£2,996
Street avg £3,036
Floor Area
49 m²
Street avg 58 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.9 t/year
Street avg 4.0 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 centuryGround Floor FlatEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£402k
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PE31 8FS
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1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
3 bed2 bath
£383k
1 Carr Terrace, Docking
PE31 8UA
3 bed1 bath
£234k
1 Ashside, Syderstone
PE31 8RZ
£450k
1 Branodunum, Brancaster
PE31 8AL
3 bed
£457k
1 Ayres Cottage, Walsingham Road, Burnham Thorpe
PE31 8HN
3 bed1 bath
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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 2a is modelled from its 49 m² EPC floor area, its 4 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. 4 sales are recorded for 2a. 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 2a was lodged in March 2011 at band D and expired in March 2021, 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 2a. 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
- 2a is in council tax band A. 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 2a, 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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- 2a, Roman Way, Brancaster, King's Lynn valuationHow the estimate is built and what moves it
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