Skip to content
UK Property Looker

12 Hillings Way, Pott Row, King's Lynn, PE32 1BU

Estimated value

£272,000

  • Since the 2025 sale (£215,000)+27%
  • Against PE32 1BU's recent median (£315,000)-14%

Newest record on this page: January 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
Habitable rooms
4
From EPC
Floor area
70 m²
753 sq ft
Energy rating
E
Score 39
Council tax
Band C
Tenure
Private Rental
Get directions (opens in a new tab)
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

£272,000

  • Against its 2025 sale (£215,000)+27%
  • Against PE32 1BU's recent median (£315,000)-14%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Hillings Way is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1BU. 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

    70 m² from the EPC lodged in November 2019

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in PE32 1BU

    5 sales, median £315,000 (2021–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 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.

12 Hillings Way valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 24 January 2025Most recent

    £215,000

Median price across the last 5 sales in PE32 1BU: £315,000 (2021–2017).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Hillings Way, Pott Row, King's Lynn, PE32 1BU. 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 12 Hillings Way

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

12 Hillings Way is a detached house in King's Lynn (PE32 1BU). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (November 2019) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in September 2009 the rating was G, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Average, roof efficiency went from Poor to Good and window efficiency went from Poor to Good. The recommended improvements would push it to D (score 65). Main heating runs on bottled lpg.

Today's modelled estimate of £272,000 is 26.5% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£285/sq ft) was about 67% above the typical sold price in the postcode. At 70 m² it's 15.6% smaller than the typical home in the postcode (83 m² median across 8 EPCs). Last sale on file: £215,000 in January 2025.

Before you decide

Everything you need to know about 12 Hillings 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

One time fee only - money back guarantee

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.
Current Certificate(1 of 5)
Nov 2019

EPC Rating

A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Good
CO2 Emissions
2.9 t/year
Occupancy
Rented

Certificate validity

Valid until 22 November 2029

3 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2013from Sept 2009
EPC improved fromG1toE43
Hot Water
Very PoorPoor

Hot water efficiency improved

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
0%50%

More low energy lighting installed

Jan 2014from Mar 2013
EPC improved fromE43toF30
Hot Water
PoorVery Poor

Hot water efficiency decreased

Windows
AverageGood

Window efficiency improved

Low Energy Lighting
50%83%

More low energy lighting installed

Jul 2014from Jan 2014
Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
83%50%

Low energy lighting percentage decreased

Nov 2019from Jul 2014
EPC improved fromF30toE39
Windows
AverageGood

Window efficiency improved

Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Low Energy Lighting
50%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Hillings Way, Pott Row, King's Lynn, PE32 1BU, sourced from the PlanIt planning register.

12 Hillings Way has no planning applications on record.

4

But the area is active

4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Hillings Way homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

On years held, 12 Hillings Way runs well behind the street norm.

Price per m²

£3,071

Street avg £2,345

Above

Floor Area

70 m²

Street avg 95 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.9 t/year

Street avg 5.3 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

0.5 km

Holly Meadows School. 1 school nearby.

Nearest schools

  • Holly Meadows SchoolPrimary459m

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

Daytime· 07:00 – 23:00

43.6dB

Low
Night-time road noise heatmap for PE32 1BU

Night-time· 23:00 – 07:00

36.2dB

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

Mid 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 £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.
£273k

1 Birch Road, Gayton

PE32 1UN

£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed
£284k

1 Ashwood Lodge, Abbey Road, Pentney

PE32 1JP

£316k

1 Church Farm, Back Road, Pentney

PE32 1JW

£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed
£229k

1 Barge Cottages, Main Road, Narborough

PE32 1TE

£223k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath
£332k

1 Chequers Road, Grimston

PE32 1AJ

4 bed

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
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 12 Hillings Way is modelled from its 70 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1BU. 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 12 Hillings 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 12 Hillings Way was lodged in November 2019 at band E and is valid until November 2029. 5 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 12 Hillings 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 12 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from PE32 1BU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Hillings Way is in council tax band C. 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 12 Hillings Way, Pott Row, King's Lynn, PE32 1BU. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring