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

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 £217,000 is 27.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£287/sq ft) was about 32.5% 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.