Model valuation£417,0008 Busby Close
Local market context
Octagonal Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
58 m²
624 sq ft
Energy rating
D
Score 62
Council tax
Band A
Tenure
Private Rental
About Octagonal Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Octagonal Cottage is a semi-detached house in King's Lynn (PE32 1NQ). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (January 2014) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to A (score 94), a 3-band jump. Main heating runs on oil. The latest certificate is from January 2014, so improvements made since then won't be reflected.
At 58 m² it sits well below the postcode median (85 m² across 10 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about Octagonal Cottage
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Jan 2024
Current Certificate
Jan 2014EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Rented
Certificate validity
Expired on 9 January 2024
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-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 Octagonal Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ, sourced from the PlanIt planning register.
Octagonal Cottage 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.
Octagonal Cottage 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£180,000
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.
Octagonal Cottage is notably below the street on floor area.
EPC Rating
62 (D)
Street avg 49 (E)
Floor Area
58 m²
Street avg 114 m²
CO₂ Emissions
3.8 t/year
Street avg 8.9 t/year
Habitable Rooms
4 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.
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£170k
1 Chequers Close, Grimston
PE32 1AT
£205k
1 Ashwicken Road, East Winch
PE32 1LJ
£220k
1 Blake Close, Grimston
PE32 1DL
2 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
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 Octagonal Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ. Each answer is also embedded as structured data for search engines.