Model valuation£417,0008 Busby Close
Local market context
The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
2 planning records
Estimated value
£581,000
- Since the 2021 sale (£499,950)+16%
- Against PE32 1BY's recent median (£350,000)+66%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
140 m²
1507 sq ft
Energy rating
E
Score 40
Council tax
Band D
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
£581,000
- Against its 2021 sale (£499,950)+16%
- Against PE32 1BY's recent median (£350,000)+66%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Homestead is modelled from its 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1BY. 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
140 m² from the EPC lodged in February 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in PE32 1BY
5 sales, median £350,000 (2022–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
3 June 2021Most recent
£499,950
Median price across the last 5 sales in PE32 1BY: £350,000 (2022–2008).
Nearby sales in PE32 1BY
Clifton House, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
Sold Nov 2022
£650,000West View, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
Sold Nov 2016
£572,500Gate House, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
Sold Mar 2016
£350,000South View, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
Sold Oct 2011
£300,000Myosotis, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
Sold Dec 2008
£185,000
What this page doesn't show
1 potential issue has already been flagged for The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY. 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 The Homestead
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Homestead is a detached house in King's Lynn (PE32 1BY). It has a recorded floor area of 140 m² (around 1507 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (February 2021) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £581,000 is 16.2% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£332/sq ft) was about 69.6% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 2 refused. At 140 m² it's 15.2% smaller than the typical home in the postcode (165 m² median across 5 EPCs). Most recent transfer: June 2021 at £499,950. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about The Homestead
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
The Homestead's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Feb 2021EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
10.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 February 2031
Planning history
Applications and permits filed against The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY, sourced from the PlanIt planning register.
2 applications on record at The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY
2decisions86documents4nearby
- Oct 2004Demolition And RebuildOutlineOutcome in report
Outline Application for the construction of dwelling following demolition of existing mobile home
- Documents
- 50 docs on file
- Reference
- 04/01875/O
- More recent applications — locked
- AnnexJan 2005Decision
Unlock The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 4 notable nearby
- The 86 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cliff En Howe Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, The Homestead runs well behind the street norm.
Price per m²
£3,571
Street avg £2,335
Floor Area
140 m²
Street avg 221 m²
Habitable Rooms
6 rooms
Street avg 8 rooms
CO₂ Emissions
10.0 t/year
Street avg 9.1 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
48/mo
Falling year-on-year across the wider district.
Closest school
1.5 km
Holly Meadows School. 2 schools nearby.
Nearest schools
- Holly Meadows SchoolPrimary1.5km
- Ashwicken Church of England Voluntary Aided Primary SchoolPrimary2.4km
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE32 1BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.1dB
Night-time· 23:00 – 07:00
35.4dB
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
Mid 20th centuryDetached BungalowEPC ENo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£564k
1 Burman Mews, Lynn Road, East Winch
PE32 1JZ
5 bed4 bath
£518k
1 Acorn Drive, Gayton
PE32 1XG
£508k
1 Bushell Gardens, Pott Row
PE32 1FX
4 bed2 bath
£505k
1 Bilney Barns, Paws Lane, West Bilney
PE32 1XQ
3 bed3 bath
£500k
1 Cavendish Close, Middleton
PE32 1YD
4 bed
£453k
1 Arlington Park Road, Middleton
PE32 1YB
£412k
1 Brooks Close, Gayton
PE32 1WN
£344k
1 Back Lane, Pott Row
PE32 1BT
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Start your researchHow to read this page
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 The Homestead is modelled from its 140 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1BY. 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 The Homestead. 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 The Homestead was lodged in February 2021 at band E and is valid until February 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. 2 applications are matched to The Homestead. 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 1BY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Homestead is in council tax band D. 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 The Homestead, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1BYSold prices, values and energy ratings for the postcode
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