Model valuation£417,0008 Busby Close
Local market context
Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ
2 planning records
Estimated value
£289,000
- Since the 2002 sale (£115,000)+151%
- Against PE32 1NQ's recent median (£160,000)+81%
Newest record on this page: August 2018. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 55
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
£289,000
- Against its 2002 sale (£115,000)+151%
- Against PE32 1NQ's recent median (£160,000)+81%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Well Cottage is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1NQ. 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
106 m² from the EPC lodged in March 2014
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in PE32 1NQ
5 sales, median £160,000 (2018–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2018 | 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.
Well Cottage valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 July 2002Most recent
£115,000
Median price across the last 5 sales in PE32 1NQ: £160,000 (2018–2001).
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
£160,0006 Church Lane, East Winch, King's Lynn, PE32 1NQ
Sold Sept 2001
£69,000
What this page doesn't show
1 potential issue has already been flagged for Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ. 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 Well Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Well Cottage is a two-bedroom semi-detached house in King's Lynn (PE32 1NQ). It has a recorded floor area of 106 m² (around 1141 sq ft) and construction records dating it to 1900-1929. The latest certificate (March 2014) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil. The latest certificate is from March 2014, so improvements made since then won't be reflected. Other recorded features include outbuildings. Records show the property has been extended at some point in its history.
It hasn't traded since July 2002, a hold of 24 years that's notably long for the area. Today's modelled estimate of £289,000 sits 151.3% above the 2002 sale of £115,000. On a £-per-square-foot basis, the last sale (£101/sq ft) was about 29.2% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 106 m² it's 24.7% larger than the typical home in the postcode (85 m² median across 10 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageDouble
- OutbuildingsYes
Building
- Previously extendedYes
Before you decide
Everything you need to know about Well 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.
Well Cottage'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 21 Mar 2024
Current Certificate
Mar 2014EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Good
Windows
Very Poor
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 March 2024
Planning history
Applications and permits filed against Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ, sourced from the PlanIt planning register.
Well Cottage has 2 separate extension applications on the council record.
2 applications on record at Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ
2decisions2extensions26documents4nearby
- Nov 2012ExtensionFullOutcome in report
Extension to dwelling
- Documents
- 13 docs on file
- Reference
- 12/01576/F
- More recent applications — locked
- ExtensionJul 2015Decision
Unlock Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ'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 26 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Church Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Well Cottage runs well behind the street norm.
Price per m²
£1,085
Street avg £1,747
Floor Area
106 m²
Street avg 110 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
6.6 t/year
Street avg 8.6 t/year
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.
Nearest schools
- Middleton Church of England Primary AcademyPrimary2.7km
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 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 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) wallsPermanent outbuildings
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 £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£505k
1 Bilney Barns, Paws Lane, West Bilney
PE32 1XQ
3 bed3 bath
£271k
1 Chapel Road, Pott Row
PE32 1BS
4 bed
£321k
1 Blacksmiths Way, Narborough
PE32 1UU
4 bed
£332k
1 Chequers Road, Grimston
PE32 1AJ
4 bed
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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 Well Cottage is modelled from its 106 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1NQ. 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. 1 sale is recorded for Well Cottage. 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 Well Cottage was lodged in March 2014 at band D and expired in March 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Well Cottage. 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 1NQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Well Cottage, Church Lane, East Winch, King's Lynn, PE32 1NQ. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1NQSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- Well Cottage, Church Lane, East Winch, King's Lynn valuationHow the estimate is built and what moves it
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