Hive Cottage is a six-bedroom detached house in King's Lynn (PE32 1NP). It has a recorded floor area of 234 m² (around 2519 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (October 2018) shows an E (score 51), well below the UK norm with real room to improve. When first surveyed in October 2008 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to B (score 83), a 3-band jump. Main heating runs on oil. Other recorded features include a conservatory and outbuildings.
It hasn't traded since October 2006, a hold of 20 years that's notably long for the area. Sale prices here have outpaced England HPI: 10.3% per year against 0% for the wider region. Today's modelled estimate of £505,000 sits 102% above the 2006 sale of £249,950. On a £-per-square-foot basis, the last sale (£99/sq ft) was about 42.8% below the postcode norm. At 234 m² the property is well over the postcode median (90 m² across 7 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. One planning record on file: an extension approved in 2011. Past consents include an extension, meaningful when judging how the property has evolved.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
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Hive Cottage's carbon output runs well above what efficient homes in the postcode produce.
Council records include a part-single-part-two-storey extension at Hive Cottage.
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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Hive Cottage's estimated value is more than triple its earliest registered sale price (2002).
£505,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.3% per year over 5 years.
£249,950
Growth on file: 10.3% per year over 5 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Hive Cottage is notably below the street on price per m².
Price per m²
£1,068
Street avg £2,031
Floor Area
234 m²
Street avg 138 m²
Habitable Rooms
10 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.

Daytime· 07:00 – 23:00
48.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Hot water efficiency decreased
Window efficiency improved
Roof insulation improved
More low energy lighting installed
Extension: Part single, part two storey
Two storey and first floor extension to dwelling
19 October 2006Most recent
£249,950
+12.6%over 2 years6 May 2004
£222,000
+40.1%over 2 years28 February 2002
£158,500
Median price across the last 5 sales in PE32 1NP: £220,000 (2025–2019).
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Sold Mar 2024
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Sold Nov 2018
Old Station Yard Lynn Road East Winch King S Lynn
Sold May 2018

Street avg 5 rooms
CO₂ Emissions
13.0 t/year
Street avg 9.4 t/year
PE32 1YD
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The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
39.2dB