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12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY

3 sales on record1 planning record

Estimated value

£325,000

  • Since the 2006 sale (£197,000)+65%
  • Against PE32 1NY's recent median (£231,500)+40%

Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Floor area
86 m²
926 sq ft
Energy rating
D
Score 61
Council tax
Band D
Tenure
Owner Occupied
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Valuation

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

£325,000

  • Against its 2006 sale (£197,000)+65%
  • Against PE32 1NY's recent median (£231,500)+40%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12a is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1NY. 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

    86 m² from the EPC lodged in July 2015

  • Sales of this home

    3 sales recorded, the latest in 2006

  • Recent sales in PE32 1NY

    5 sales, median £231,500 (2023–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

12a has more than doubled in price since the earliest registered sale in 1996.

Sales timeline

  1. 5 April 2006Most recent

    £197,000

    +125.1%over 7 years

  2. 30 July 1998

    £87,500

    +19.9%over 1 year

  3. 24 September 1996

    £72,995

Median price across the last 5 sales in PE32 1NY: £231,500 (2023–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY. 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

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Overview

About 12a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12a is a four-bedroom detached house in King's Lynn (PE32 1NY). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (July 2015) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in May 2013 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good and main heating went from Poor to Average; while roof efficiency dropped from Average to Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on electricity. The latest certificate is from July 2015, so improvements made since then won't be reflected.

It hasn't traded since April 2006, a hold of 20 years that's notably long for the area. Across 1996–2006, sale prices on this property compounded at 11% per year. Today's modelled estimate of £325,000 sits 65% above the 2006 sale of £197,000. On a £-per-square-foot basis, the last sale (£213/sq ft) was about 43.6% above the typical sold price in the postcode. One planning record on file: an extension refused in 2007.

Specifications

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

  • Bedrooms4

Outside

  • Private gardenYes
  • GarageDouble

Building

  • Heating systemOil
  • RefurbishedYes
Before you decide

Everything you need to know about 12a

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

12a'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 02 Jul 2025

Current Certificate(1 of 4)
Jul 2015

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 2 July 2025

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Jun 2015from May 2013
Hot Water
AveragePoor

Hot water efficiency decreased

Floor Insulation
UninsulatedPartial

Floor insulation added or improved

Low Energy Lighting
36%100%

More low energy lighting installed

Jun 2015from Jun 2015
EPC improved fromE49toD64
Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Jul 2015from Jun 2015
Heating Controls
Prog + StatThermostat

Heating controls changed

Planning

Planning history

Applications and permits filed against 12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY, sourced from the PlanIt planning register.

1 application on record at 12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY

1decisions1extensions14documents4nearby
  1. Aug 2007
    AnnexFull
    Outcome in report

    Extension to create self-contained annexe

    Extension
    Documents
    14 docs on file
    Reference
    07/00947/F
    Full record in report

Unlock 12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 4 notable nearby
  • The 14 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Lancaster Way homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for 12a runs comfortably ahead of the street norm.

Price per m²

£2,291

Street avg £2,168

On par

Floor Area

86 m²

Street avg 88 m²

On par

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

6.9 t/year

Street avg 7.5 t/year

Above
Area

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.
Full King's Lynn report

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

2.8 km

Ashwicken Church of England Voluntary Aided Primary School. 1 school nearby.

Nearest schools

  • Ashwicken Church of England Voluntary Aided Primary SchoolPrimary2.8km

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE32 1NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 1NY

Daytime· 07:00 – 23:00

46.9dB

Low
Night-time road noise heatmap for PE32 1NY

Night-time· 23:00 – 07:00

38.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed
£332k

1 Chequers Road, Grimston

PE32 1AJ

4 bed
£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed
£500k

1 Cavendish Close, Middleton

PE32 1YD

4 bed
£508k

1 Bushell Gardens, Pott Row

PE32 1FX

4 bed2 bath
£180k

1 Briar Close, Grimston

PE32 1XD

4 bed
£221k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 12a is modelled from its 86 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1NY. 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. 3 sales are recorded for 12a. 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 12a was lodged in July 2015 at band D and expired in July 2025, so a new one is needed to sell or let. 4 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 12a. 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 1NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12a is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12a, Lancaster Way, East Winch, King's Lynn, PE32 1NY. Each answer is also embedded as structured data for search engines.

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