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2b, Roman Way, Brancaster, King's Lynn, PE31 8XA

Estimated value

£251,000

  • Since the 2014 sale (£185,000)+36%
  • Against PE31 8XA's recent median (£380,000)-34%

Newest record on this page: November 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
Floor Ground
Habitable rooms
2
From EPC
Floor area
49 m²
532 sq ft
Energy rating
D
Score 56
Council tax
Band B
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

£251,000

  • Against its 2014 sale (£185,000)+36%
  • Against PE31 8XA's recent median (£380,000)-34%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2b is modelled from its 49 m² EPC floor area, its 2 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

    2 sales recorded, the latest in 2014

  • Recent sales in PE31 8XA

    5 sales, median £380,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

2b has more than doubled in price since the earliest registered sale in 2001.

Sales timeline

  1. 28 August 2014Most recent

    £185,000

    +146.7%over 12 years

  2. 23 November 2001

    £75,000

Median price across the last 5 sales in PE31 8XA: £380,000 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2b, 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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Overview

About 2b

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

2b is a 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 B. 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. Across 2001–2014, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £251,000 is 35.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£348/sq ft) was about 56.3% above the typical sold price in the postcode. On the market in August 2014 and unlisted since — roughly 12 years.

Before you decide

Everything you need to know about 2b

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.

2b'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 2011

EPC 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

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 2b, Roman Way, Brancaster, King's Lynn, PE31 8XA, sourced from the PlanIt planning register.

2b 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.

On the street

Versus other Roman Way homes

Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 2b runs comfortably ahead of the street norm.

Price per m²

£3,745

Street avg £2,786

Above

Floor Area

49 m²

Street avg 58 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 3 rooms

Strongly below

CO₂ Emissions

3.9 t/year

Street avg 4.0 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.

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

Daytime· 07:00 – 23:00

42.4dB

Low
Night-time road noise heatmap for PE31 8XA

Night-time· 23:00 – 07:00

36.4dB

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 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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£249k

1 Beacon Hill, Burnham Market

PE31 8ET

£242k

1 Choseley Road, Docking

PE31 8LZ

£234k

1 Ashside, Syderstone

PE31 8RZ

£281k

1 2 Smallboro Row, Little Lane, Docking

PE31 8NT

3 bed1 bath
£298k

1 Barmer Cottages, Fakenham Road, Syderstone

PE31 8SP

3 bed2 bath
£320k

1 Chapel Yard, High Street, Docking

PE31 8NG

£330k

1 Choseley Road, Brancaster

PE31 8AY

£360k

1 Brentwood, Brancaster Staithe

PE31 8BZ

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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 2b is modelled from its 49 m² EPC floor area, its 2 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. 2 sales are recorded for 2b. 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 2b 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 2b. 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
2b is in council tax band B. 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 2b, Roman Way, Brancaster, King's Lynn, PE31 8XA. Each answer is also embedded as structured data for search engines.

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