Model valuation£417,0008 Busby Close
Local market context
2 Meadow Cottages, Church Lane, East Winch, King's Lynn, PE32 1NQ
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
85 m²
915 sq ft
Energy rating
F
Score 38
Council tax
Band A
Tenure
Owner Occupied
About 2 Meadow Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Meadow Cottages is a semi-detached house in King's Lynn (PE32 1NQ). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (September 2024) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 109), a 5-band jump. Main heating runs on electricity.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Before you decide
Everything you need to know about 2 Meadow Cottages
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.
2 Meadow Cottages sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Sept 2024EPC Rating
A
B
C
D
E
F
F38
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 September 2034
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gas
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 £820 · Includes VAT
Planning history
Applications and permits filed against 2 Meadow Cottages, Church Lane, East Winch, King's Lynn, PE32 1NQ, sourced from the PlanIt planning register.
2 Meadow Cottages 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Meadow Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£199,000
Modelled from EPC, postcode comparables.
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 1NQ: £160,000 (2018–2002).
Nearby sales in PE32 1NQ
The Old Vicarage, Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold Aug 2018
£760,0005 Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold Apr 2017
£187,500Lime Trees, Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold May 2014
£123,000Lismore, Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold Oct 2009
£160,000Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold Jul 2002
£115,000
Versus other Church Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Meadow Cottages is notably below the street on epc rating.
EPC Rating
38 (F)
Street avg 51 (E)
Floor Area
85 m²
Street avg 112 m²
CO₂ Emissions
11.0 t/year
Street avg 8.1 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£205k
1 Ashwicken Road, East Winch
PE32 1LJ
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£229k
1 Barge Cottages, Main Road, Narborough
PE32 1TE
£170k
1 Chequers Close, Grimston
PE32 1AT
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
2.7 km
Middleton Church of England Primary Academy. 1 school nearby.
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 1NQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.6dB
Night-time· 23:00 – 07:00
38.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about 2 Meadow Cottages, Church Lane, East Winch, King's Lynn, PE32 1NQ. Each answer is also embedded as structured data for search engines.