Model valuation£417,0008 Busby Close
Local market context
31 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Estimated value
£253,000
- Against PE32 1LP's recent median (£250,000)+1%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
93 m²
1001 sq ft
Energy rating
D
Score 56
Council tax
Band B
Tenure
Owner Occupied
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
£253,000
- Against PE32 1LP's recent median (£250,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31 Well Hall Lane is modelled from its 93 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1LP. 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
93 m² from the EPC lodged in May 2022
Sales of this home
No sale recorded since 1995
Recent sales in PE32 1LP
5 sales, median £250,000 (2026–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
31 Well Hall Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 1LP: £250,000 (2026–2013).
Nearby sales in PE32 1LP
32 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Sold Jun 2026
£343,0008 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Sold Jul 2023
£250,00033 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Sold Mar 2023
£460,00030 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Sold Dec 2009
£175,0006 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP
Sold May 2003
£80,000
What this page doesn't show
1 potential issue has already been flagged for 31 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP. 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
One time fee only - money back guarantee
About 31 Well Hall Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31 Well Hall Lane is a semi-detached house in King's Lynn (PE32 1LP). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (May 2022) shows a D (score 56), a step below the typical UK home. When first surveyed in March 2022 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Average and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil.
Before you decide
Everything you need to know about 31 Well Hall Lane
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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(1 of 2)
May 2022
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Mar 2022
EPC improved fromF33toD56
Main Fuel
DualOil
Fuel source changed
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 31 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP, sourced from the PlanIt planning register.
31 Well Hall Lane 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.
Versus other Well Hall Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
31 Well Hall Lane outperforms the street on habitable rooms by a wide margin.
EPC Rating
56 (D)
Street avg 50 (E)
Floor Area
93 m²
Street avg 172 m²
CO₂ Emissions
5.5 t/year
Street avg 8.3 t/year
Habitable Rooms
6 rooms
Street avg 6 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
1.9 km
Ashwicken Church of England Voluntary Aided Primary School. 3 schools nearby.
Nearest schools
- Ashwicken Church of England Voluntary Aided Primary SchoolPrimary1.9km
- Gayton Church of England Primary AcademyPrimary1.9km
- Holly Meadows 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 1LP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
Night-time· 23:00 – 07:00
38.1dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£271k
1 Chapel Road, Pott Row
PE32 1BS
4 bed
£273k
1 Birch Road, Gayton
PE32 1UN
£229k
1 Barge Cottages, Main Road, Narborough
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£284k
1 Ashwood Lodge, Abbey Road, Pentney
PE32 1JP
£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
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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 31 Well Hall Lane is modelled from its 93 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1LP. 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. No sale is recorded for 31 Well Hall Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 31 Well Hall Lane was lodged in May 2022 at band D and is valid until May 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 31 Well Hall Lane. 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 3 schools and 0 stops listed are measured in a straight line from PE32 1LP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31 Well Hall Lane 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 31 Well Hall Lane, Ashwicken, King's Lynn, PE32 1LP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE32 1LPSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 31 Well Hall Lane, Ashwicken, King's Lynn valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales