Model valuation£417,0008 Busby Close
Local market context
Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ
1 planning record
Estimated value
£338,000
- Since the 2025 sale (£1,110,000)-70%
- Against PE32 1LJ's recent median (£377,500)-10%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
124 m²
1335 sq ft
Energy rating
C
Score 78
Council tax
Band B
Tenure
Private Rental
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
£338,000
- Against its 2025 sale (£1,110,000)-70%
- Against PE32 1LJ's recent median (£377,500)-10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Vawser House is modelled from its 124 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1LJ. 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
124 m² from the EPC lodged in July 2020
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in PE32 1LJ
4 sales, median £377,500 (2024–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sales timeline
14 March 2025Most recent
£1,110,000
Median price across the last 4 sales in PE32 1LJ: £377,500 (2024–2001).
What this page doesn't show
1 potential issue has already been flagged for Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ. 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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About Vawser House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Vawser House is a detached house in King's Lynn (PE32 1LJ). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 2003-2006 and council tax band B. The latest certificate (July 2020) shows a C (score 78), near the top of the C band. The recommended improvements would lift it to A (score 100), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £338,000 is 69.5% below the 2025 sale of £1,110,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£832/sq ft) was about 275.2% above the typical sold price in the postcode. At 124 m² the property is well over the postcode median (86 m² across 7 EPCs), placing it in the larger end of the local stock. A recent sale: £1,110,000 in March 2025. One historical planning record sits against the property in 2021.
Before you decide
Everything you need to know about Vawser House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2020EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Rented
Certificate validity
Valid until 5 July 2030
Planning history
Applications and permits filed against Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ, sourced from the PlanIt planning register.
1 application on record at Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ
1decisions14documents4nearby
- Apr 2021AmendmentOutcome in report
Application for a Lawful Development Certificate for Existing Development & Use as a single Use Class C3 dwellinghouse, gardens, curtilage & access with no restrictive conditions
- Documents
- 14 docs on file
- Reference
- 21/00349/LDE
Unlock Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ'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 14 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Ashwicken Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Vawser House stands well clear of the street.
EPC Rating
78 (C)
Street avg 55 (D)
Floor Area
124 m²
Street avg 122 m²
CO₂ Emissions
3.1 t/year
Street avg 6.1 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
2.3 km
Ashwicken Church of England Voluntary Aided Primary School. 1 school nearby.
Nearest schools
- Ashwicken Church of England Voluntary Aided Primary SchoolPrimary2.3km
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE32 1LJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.6dB
Night-time· 23:00 – 07:00
35.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st centuryDetached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Vawser House is modelled from its 124 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1LJ. 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 Vawser House. 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 Vawser House was lodged in July 2020 at band C and is valid until July 2030. 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 Vawser House. 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 1 school and 0 stops listed are measured in a straight line from PE32 1LJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Vawser House is in council tax band B. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Vawser House, Ashwicken Road, East Winch, King's Lynn, PE32 1LJ. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1LJSold prices, values and energy ratings for the postcode
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