11 Holt House Lane is a two-bedroom detached house in King's Lynn (PE32 1EL). It has a recorded floor area of 215 m² (around 2314 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (November 2015) returns a B (score 84), comfortably above the UK average. When first surveyed in February 2010 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Average to Good. Main heating runs on oil. The latest certificate is from November 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory. Our model identifies extension potential, subject to local planning policy.
Untraded for 16 years, with the last transfer in August 2010. At 215 m² the property is well over the postcode median (132 m² across 7 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Sale prices here have lagged England HPI: -1.8% per year against 0% for the wider region. Today's modelled estimate of £513,000 sits 346.1% above the 2010 sale of £115,000. On a £-per-square-foot basis, the last sale (£50/sq ft) was about 73% below the postcode norm. 3 planning records sit against the property, 2 approved, 0 refused. Past consents include partial demolition, meaningful when judging how the property has evolved.
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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11 Holt House Lane ranks among the most efficient homes in the postcode for energy use.
This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2025
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
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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11 Holt House Lane's modelled value sits at over four times its earliest registered sale price (2005).
£513,000
Modelled from EPC, postcode comparables and a sale-price growth of -1.8% per year over 6 years.
£115,000
Growth on file: -1.8% per year over 6 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 11 Holt House Lane lags the street by a wide margin.
Price per m²
£535
Street avg £2,731
Floor Area
215 m²
Street avg 163 m²
CO₂ Emissions
3.4 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
1.7 km

Daytime· 07:00 – 23:00
42.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Window efficiency improved
Wall insulation improved
Loft insulation upgraded to recommended levels
Floor insulation added or improved
NON-MATERIAL AMENDMENT TO PLANNING CONSENT 11/00303/F: Construction of dwelling with garage following demolition of existing dwelling, including temporary standing of mobile during construction
DISCHARGE OF CONDITIONS 4, 5 & 6, 11/00303/F: Construction of dwelling with garage following demolition of existing dwelling, including temporary standing of mobile during construction
20 August 2010Most recent
£115,000
-9.8%over 5 years10 January 2005
£127,500
Median price across the last 5 sales in PE32 1EL: £565,000 (2024–2017).

Street avg 8.6 t/year
Years Held
16 years
Street avg 7 years
PE32 1JL
Ashwicken Church of England Voluntary Aided Primary 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
35.5dB