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Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ

Notable viewsExtendable3 sales on record1 planning record

Estimated value

£208,000

  • Since the 2021 sale (£170,000)+22%
  • Against PE32 1BQ's recent median (£165,000)+26%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
55 m²
592 sq ft
Energy rating
E
Score 41
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

£208,000

  • Against its 2021 sale (£170,000)+22%
  • Against PE32 1BQ's recent median (£165,000)+26%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Watery End Cottage is modelled from its 55 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1BQ. 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

    55 m² from the EPC lodged in March 2021

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in PE32 1BQ

    5 sales, median £165,000 (2026–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 10 June 2021Most recent

    £170,000

    +6.3%over 13 years

  2. 2 November 2007

    £159,950

    +60.0%over 5 years

  3. 30 May 2002

    £99,950

Median price across the last 5 sales in PE32 1BQ: £165,000 (2026–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ. 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 Watery End Cottage

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

Watery End Cottage is a two-bedroom semi-detached house in King's Lynn (PE32 1BQ). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (March 2021) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 89), a 3-band jump. Main heating runs on oil. Other recorded features include notable views and outbuildings. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.

At 55 m² it sits well below the postcode median (107 m² across 4 EPCs), making it one of the more compact homes locally. One planning record on file: an extension approved in 2001. Past consents include an extension, meaningful when judging how the property has evolved. Across 2002–2021, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £208,000 is 22.4% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£287/sq ft) was about 41% above the typical sold price in the postcode. Most recent transfer: June 2021 at £170,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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
  • Open-plan layoutYes
  • Dining roomYes

Outside

  • Private gardenYes
  • OutbuildingsYes
  • Notable viewsYes

Building

  • Period featuresYes
  • RefurbishedYes
  • Extension potentialPossible
Before you decide

Everything you need to know about Watery End Cottage

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
Mar 2021

EPC Rating

A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 10 March 2031

4 years remaining
Planning

Planning history

Applications and permits filed against Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ, sourced from the PlanIt planning register.

Watery End Cottage has an approved extension on the planning record.

1 application on record at Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ

1decisions1extensions4nearby
  1. Mar 2001
    ExtensionFull
    Outcome in report

    2 storey extensions to dwelling

    Reference
    2/00/1475/F
    Full record in report

Unlock Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 4 notable nearby
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Watery Lane homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for Watery End Cottage runs comfortably ahead of the street norm.

Price per m²

£3,091

Street avg £2,782

Above

Floor Area

55 m²

Street avg 118 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

4.8 t/year

Street avg 7.3 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

48/mo

Falling year-on-year across the wider district.

Closest school

1.3 km

Holly Meadows School. 2 schools nearby.

Nearest schools

  • Holly Meadows SchoolPrimary1.3km
  • Gayton Church of England Primary AcademyPrimary2.5km

Most reported crime locally

  • Violence & Sexual Offences266 reports46%
  • Anti-social Behaviour89 reports15%
  • Criminal Damage & Arson59 reports10%
  • Public Order52 reports9%

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 PE32 1BQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 1BQ

Daytime· 07:00 – 23:00

44.6dB

Low
Night-time road noise heatmap for PE32 1BQ

Night-time· 23:00 – 07:00

37.8dB

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

Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) wallsPermanent outbuildings

Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, 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.
£220k

1 Blake Close, Grimston

PE32 1DL

2 bed
£223k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath
£221k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£190k

1 Church Close, Pentney

PE32 1JJ

3 bed
£180k

1 Briar Close, Grimston

PE32 1XD

4 bed
£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed
£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed

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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 Watery End Cottage is modelled from its 55 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1BQ. 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 Watery End Cottage. 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 Watery End Cottage was lodged in March 2021 at band E and is valid until March 2031. 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 Watery End Cottage. 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 12 months, which places each incident at an approximate point. The 2 schools and 0 stops listed are measured in a straight line from PE32 1BQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Watery End Cottage 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 Watery End Cottage, Watery Lane, Grimston, King's Lynn, PE32 1BQ. Each answer is also embedded as structured data for search engines.

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