Model valuation£417,0008 Busby Close
Local market context
2 Station Farm Cottages, Gayton Road, East Winch, King's Lynn, PE32 1LG
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
80 m²
861 sq ft
Energy rating
E
Score 40
Tenure
Owner Occupied
About 2 Station Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Station Farm Cottages is a semi-detached house in King's Lynn (PE32 1LG). It has a recorded floor area of 80 m² (around 861 sq ft) and construction records dating it to 1900-1929. The latest certificate (March 2022) shows an E (score 40), well below the UK norm with real room to improve. When first surveyed in March 2015 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Very Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to A (score 105), a 4-band jump. Main heating runs on oil.
At 80 m² it sits well below the postcode median (126 m² across 6 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 2 Station Farm Cottages
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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.
2 Station Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Mar 2022
EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 March 2032
Property Improvements
Changes detected from historical EPC data
Mar 2022from Mar 2015
EPC improved fromF33toE40
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
33%90%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 2 Station Farm Cottages, Gayton Road, East Winch, King's Lynn, PE32 1LG, sourced from the PlanIt planning register.
2 Station Farm Cottages has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Station Farm Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£235,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
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.
Median price across the last 5 sales in PE32 1LG: £320,000 (2022–2016).
Nearby sales in PE32 1LG
Three Ways, Gayton Road, East Winch, King's Lynn, PE32 1LG
Sold May 2022
£373,100Old Station House, Gayton Road, East Winch, King's Lynn, PE32 1LG
Sold Mar 2022
£450,000East Lynn, Gayton Road, East Winch, King's Lynn, PE32 1LG
Sold May 2019
£320,000Station Cottage, Gayton Road, East Winch, King's Lynn, PE32 1LG
Sold Nov 2017
£290,000Sayers Farm, Gayton Road, East Winch, King's Lynn, PE32 1LG
Sold Nov 2012
£380,000
Versus other Gayton Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Station Farm Cottages is notably below the street on floor area.
EPC Rating
40 (E)
Street avg 44 (E)
Floor Area
80 m²
Street avg 126 m²
CO₂ Emissions
7.6 t/year
Street avg 10.4 t/year
Habitable Rooms
4 rooms
Street avg 6 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£229k
1 Barge Cottages, Main Road, Narborough
PE32 1TE
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£205k
1 Ashwicken Road, East Winch
PE32 1LJ
£271k
1 Chapel Road, Pott Row
PE32 1BS
4 bed
£273k
1 Birch Road, Gayton
PE32 1UN
£284k
1 Ashwood Lodge, Abbey Road, Pentney
PE32 1JP
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
2.8 km
Ashwicken Church of England Voluntary Aided Primary School. 1 school nearby.
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 1LG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.3dB
Night-time· 23:00 – 07:00
37.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 2 Station Farm Cottages, Gayton Road, East Winch, King's Lynn, PE32 1LG. Each answer is also embedded as structured data for search engines.