Buttercup Cottage is a mid-terrace house in King's Lynn (PE32 1DS). It has a recorded floor area of 49 m² (around 527 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (September 2025) shows a D (score 56), a step below the typical UK home. The rating has held steady at D across 2 certificates since May 2021. Between certificates, wall efficiency dropped from Good to Poor and roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 97), a 3-band jump. Main heating runs on oil.
At 49 m² it sits well below the postcode median (111 m² across 5 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. 6 planning records sit against the property, 5 approved, 0 refused. Past consents include an annexe, an extension and change of use to residential, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Buttercup Cottage ranks among the most efficient homes in the postcode for energy use.
Buttercup Cottage has a listed-building consent on record — alterations to a listed property are tightly controlled.
Separation of annex from donor dwelling to permit independent occupancy
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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Buttercup Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£169,000
Modelled from EPC, postcode comparables.
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
EPC Rating for Buttercup Cottage runs comfortably ahead of the street norm.
EPC Rating
56 (D)
Street avg 37 (F)
Floor Area
49 m²
Street avg 132 m²
CO₂ Emissions
3.3 t/year
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Closest school
2.0 km

Daytime· 07:00 – 23:00
45.2dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Extension to dwelling and conversion of existing associated out house to form additional residential accommodation
Median price across the last 4 sales in PE32 1DS: £327,500 (2024–1999).

Street avg 10.0 t/year
Habitable Rooms
2 rooms
Street avg 5 rooms
Holly Meadows School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
38.0dB