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West View, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY

1 planning record

Estimated value

£525,000

  • Since the 2016 sale (£572,500)-8%
  • Against PE32 1BY's recent median (£350,000)+50%

Newest record on this page: November 2022. 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
9
From EPC
Floor area
223 m²
2400 sq ft
Energy rating
D
Score 59
Council tax
Band D
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

£525,000

  • Against its 2016 sale (£572,500)-8%
  • Against PE32 1BY's recent median (£350,000)+50%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for West View is modelled from its 223 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

    223 m² from the EPC lodged in March 2016

  • Sales of this home

    1 sale recorded, the latest in 2016

  • Recent sales in PE32 1BY

    5 sales, median £350,000 (2022–2008)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2022Latest 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.

West View valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 18 November 2016Most recent

    £572,500

Median price across the last 5 sales in PE32 1BY: £350,000 (2022–2008).

Risks

What this page doesn't show

1 potential issue has already been flagged for West View, 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

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Overview

About West View

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

West View is a detached house in King's Lynn (PE32 1BY). It has a recorded floor area of 223 m² (around 2400 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (March 2016) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 73). Main heating runs on oil. The latest certificate is from March 2016, so improvements made since then won't be reflected.

At 223 m² the property is well over the postcode median (140 m² across 5 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). On a £-per-square-foot basis, the last sale (£239/sq ft) was about 21.9% above the typical sold price in the postcode. Last sold in November 2016, so it's been off the market for around 10 years. One historical planning record sits against the property in 2011.

Before you decide

Everything you need to know about West View

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.

West View's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 31 Mar 2026

Current Certificate
Mar 2016

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
9.8 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 31 March 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against West View, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY, sourced from the PlanIt planning register.

1 application on record at West View, Cliff En Howe Road, Pott Row, King's Lynn, PE32 1BY

1decisions4documents4nearby
Flagged:Retrospective
  1. Nov 2011
    Amendment
    Outcome in report

    Certificate of lawfulness - Residential occupation of dwelling without compliance with occupancy restriction (condition 6 of planning permission FL4484)

    Retrospective
    Documents
    4 docs on file
    Reference
    11/01839/LDE
    Full record in report

Unlock West View, 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 (1 on record)
  • All 1 application on this property in full, plus 4 notable nearby
  • The 4 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

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.

EPC Rating for West View runs comfortably ahead of the street norm.

Price per m²

£2,567

Street avg £2,535

Above

Floor Area

223 m²

Street avg 204 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 8 rooms

Strongly above

CO₂ Emissions

9.8 t/year

Street avg 9.2 t/year

On par
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

1.5 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.

Noise

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 road noise heatmap for PE32 1BY

Daytime· 07:00 – 23:00

41.1dB

Low
Night-time road noise heatmap for PE32 1BY

Night-time· 23:00 – 07:00

35.4dB

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 centuryDetached HouseEPC DExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£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
£564k

1 Burman Mews, Lynn Road, East Winch

PE32 1JZ

5 bed4 bath
£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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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 West View is modelled from its 223 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 West View. 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 West View was lodged in March 2016 at band D and expired in March 2026, 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. 1 application is matched to West View. 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
West View 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about West View, 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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