Model valuation£417,0008 Busby Close
Local market context
15 East Winch Road, Ashwicken, King's Lynn, PE32 1LX
Estimated value
£506,000
- Against PE32 1LX's recent median (£715,000)-29%
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
6
From EPC
Floor area
191 m²
2056 sq ft
Energy rating
F
Score 27
Council tax
Band F
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
£506,000
- Against PE32 1LX's recent median (£715,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 15 East Winch Road is modelled from its 191 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
191 m² from the EPC lodged in February 2015
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 | 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.
15 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 15 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 15 East Winch Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 East Winch Road is a detached house in King's Lynn (PE32 1LX). It has a recorded floor area of 191 m² (around 2056 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (February 2015) shows an F (score 27), near the bottom of the EPC scale. Earlier certificates rated it E (July 2014); the latest reading is one band lower. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Poor to Very Poor and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 71), a 3-band jump. Main heating runs on oil. The latest certificate is from February 2015, so improvements made since then won't be reflected.
At 191 m² it's 19.4% smaller than the typical home in the postcode (237 m² median across 12 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs).
Before you decide
Everything you need to know about 15 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.
15 East Winch Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 04 Feb 2025
Current Certificate(1 of 2)
Feb 2015
EPC Rating
A
B
C
D
E
F
F27
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
17.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 4 February 2025
Property Improvements
Changes detected from historical EPC data
Feb 2015from Jul 2014
EPC improved fromE39toF27
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
PoorVery Poor
Hot water efficiency decreased
Low Energy Lighting
10%71%
More low energy lighting installed
Planning history
Applications and permits filed against 15 East Winch Road, Ashwicken, King's Lynn, PE32 1LX, sourced from the PlanIt planning register.
15 East Winch Road 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 East Winch Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 15 East Winch Road lags the street by a wide margin.
EPC Rating
27 (F)
Street avg 53 (E)
Floor Area
191 m²
Street avg 240 m²
CO₂ Emissions
17.0 t/year
Street avg 12.3 t/year
Habitable Rooms
6 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
Early 20th centuryDetached HouseEPC FNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£505k
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PE32 1XQ
3 bed3 bath
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4 bed2 bath
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1 Cavendish Close, Middleton
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4 bed
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1 Acorn Drive, Gayton
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£564k
1 Burman Mews, Lynn Road, East Winch
PE32 1JZ
5 bed4 bath
£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 15 East Winch Road is modelled from its 191 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 15 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 15 East Winch Road was lodged in February 2015 at band F and expired in February 2025, so a new one is needed to sell or let. 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 15 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
- 15 East Winch Road is in council tax band F. 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 15 East Winch Road, Ashwicken, King's Lynn, PE32 1LX. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE32 1LXSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 15 East Winch Road, Ashwicken, King's Lynn valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales