Model valuation£417,0008 Busby Close
Local market context
1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
2 planning records
Estimated value
£732,000
- Against PE32 1LX's recent median (£715,000)+2%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
318 m²
3423 sq ft
Energy rating
D
Score 55
Council tax
Band G
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
£732,000
- Against PE32 1LX's recent median (£715,000)+2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 East Winch Road is modelled from its 318 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1LX. 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
318 m² from the EPC lodged in December 2017
Sales of this home
No sale recorded since 1995
Recent sales in PE32 1LX
5 sales, median £715,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
1 East Winch Road 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 1LX: £715,000 (2025–2017).
Nearby sales in PE32 1LX
9 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Sold Apr 2025
£715,00025 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Sold May 2023
£875,00017 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Sold Jun 2017
£615,00021 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Sold Jun 2017
£560,0003 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Sold Mar 2017
£725,000
What this page doesn't show
1 potential issue has already been flagged for 1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX. 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 1 East Winch Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 East Winch Road is a detached house in King's Lynn (PE32 1LX). It has a recorded floor area of 318 m² (around 3423 sq ft), construction records dating it to 1967-1975 and council tax band G. The latest certificate (December 2017) shows a D (score 55), a step below the typical UK home. The rating has held steady at D across 4 certificates since June 2014. Between certificates, wall efficiency went from Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Good. The recommended improvements would push it to C (score 78). Main heating runs on oil.
At 318 m² the property is well over the postcode median (216 m² across 12 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about 1 East Winch Road
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.
1 East Winch Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 4)
Dec 2017
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 December 2027
Property Improvements
Changes detected from historical EPC data
Jul 2014from Jun 2014
EPC improved fromD55toF29
Hot Water
PoorVery Poor
Hot water efficiency decreased
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Sept 2014from Jul 2014
EPC improved fromF29toE40
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
0%41%
More low energy lighting installed
Dec 2017from Sept 2014
EPC improved fromE40toD55
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Low Energy Lighting
41%67%
More low energy lighting installed
Planning history
Applications and permits filed against 1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX, sourced from the PlanIt planning register.
2 applications on record at 1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
2decisions44documents4nearby
- Jul 2015New BuildOutlineOutcome in report
Outline application for sub division of existing garden to create site for a single detached dwelling
- Documents
- 20 docs on file
- Reference
- 15/00810/O
- More recent applications — locked
- New BuildFeb 2016Decision
Unlock 1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 4 notable nearby
- The 44 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other East Winch Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 1 East Winch Road stands well clear of the street.
EPC Rating
55 (D)
Street avg 50 (E)
Floor Area
318 m²
Street avg 229 m²
CO₂ Emissions
15.0 t/year
Street avg 12.5 t/year
Habitable Rooms
7 rooms
Street avg 8 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
0.2 km
Ashwicken Church of England Voluntary Aided Primary School. 1 school nearby.
Nearest schools
- Ashwicken Church of England Voluntary Aided Primary SchoolPrimary198m
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 1LX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
38.0dB
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
Late 20th centuryDetached HouseEPC DDetached over 300m²Extended multiple times (2+ extensions)No mains gas
Because the property is a large detached home over 300m², has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£505k
1 Bilney Barns, Paws Lane, West Bilney
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3 bed3 bath
£500k
1 Cavendish Close, Middleton
PE32 1YD
4 bed
£453k
1 Arlington Park Road, Middleton
PE32 1YB
£412k
1 Brooks Close, Gayton
PE32 1WN
£344k
1 Back Lane, Pott Row
PE32 1BT
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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 1 East Winch Road is modelled from its 318 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1LX. 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 1 East Winch Road, 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 1 East Winch Road was lodged in December 2017 at band D and is valid until December 2027. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 East Winch Road. 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 1LX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 East Winch Road is in council tax band G. 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 1 East Winch Road, Ashwicken, King's Lynn, PE32 1LX. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1LXSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 1 East Winch Road, Ashwicken, King's Lynn valuationHow the estimate is built and what moves it
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