1 Old Rectory is a four-bedroom semi-detached house in King's Lynn (PE32 1DU). It has a recorded floor area of 218 m² (around 2347 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (September 2019) shows a D (score 58), a step below the typical UK home. When first surveyed in October 2011 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Good and hot-water efficiency went from Poor to Average. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on electricity. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory, outbuildings and attached land beyond the plot. Period features are noted in the property record.
Sale prices here have outpaced England HPI: 5.5% per year against 0% for the wider region. Today's modelled estimate of £774,000 is 21.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£271/sq ft) was about 43.8% above the typical sold price in the postcode. At 218 m² the property is well over the postcode median (140 m² across 15 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. Sold March 2021 for £635,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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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1 Old Rectory's carbon output runs well above what efficient homes in the postcode produce.
Council records include a two-storey extension at 1 Old Rectory.
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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Latest sale on 1 Old Rectory was the highest on Land Registry record across the postcode.
£774,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.5% per year over 9 years.
£635,000
Growth on file: 5.5% per year over 9 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On years held, 1 Old Rectory runs well behind the street norm.
Price per m²
£2,913
Street avg £2,616
Floor Area
218 m²
Street avg 145 m²
Habitable Rooms
6 rooms
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
1.6 km

Daytime· 07:00 – 23:00
42.4dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Hot water efficiency decreased
Glazing upgraded to newer, more efficient type
Loft insulation upgraded to recommended levels
More low energy lighting installed
Heating controls upgraded for better temperature management
Hot water efficiency improved
Windows upgraded, improving insulation
Wall insulation improved
Extension: Two storey
Two storey extension to dwelling house
3 March 2021Most recent
£635,000
+59.7%over 8 years14 June 2012
£397,500
Median price across the last 5 sales in PE32 1DU: £425,000 (2023–2018).
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The Spinney St Andrews Lane Congham King S Lynn
Sold Feb 2021
Robin Cottage St Andrews Lane Congham King S Lynn
Sold Oct 2019
2 Old Rectory St Andrews Lane Congham King S Lynn
Sold Dec 2018
The Beeches St Andrews Lane Congham King S Lynn
Sold Oct 2018

Street avg 5 rooms
CO₂ Emissions
8.1 t/year
Street avg 5.9 t/year
PE32 1YD
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
35.7dB