2 Lancaster Way is a four-bedroom detached house in King's Lynn (PE32 1NY). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (June 2015) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (March 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Average; while wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on oil. The latest certificate is from June 2015, so improvements made since then won't be reflected.
It hasn't traded since August 2010, a hold of 16 years that's notably long for the area. Sale prices here have outpaced England HPI: 7.9% per year against 0% for the wider region. Today's modelled estimate of £307,000 sits 53.5% above the 2010 sale of £200,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 45.6% above the typical sold price in the postcode.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
2 Lancaster Way's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 05 Jun 2025
2 Lancaster Way has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
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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2 Lancaster Way has more than tripled in price since its earliest registered sale in 1995.
£307,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.9% per year over 15 years.
£200,000
Growth on file: 7.9% per year over 15 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
EPC Rating for 2 Lancaster Way lags the street by a wide margin.
Price per m²
£2,105
Street avg £2,175
Floor Area
95 m²
Street avg 87 m²
Habitable Rooms
6 rooms
Street avg 5 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.
Closest school
2.8 km

Daytime· 07:00 – 23:00
46.9dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Roof insulation improved
More low energy lighting installed
6 August 2010Most recent
£200,000
+14.3%over 1 year29 August 2008
£175,000
+169.3%over 12 years3 November 1995
£64,995
Median price across the last 5 sales in PE32 1NY: £231,500 (2023–2018).

CO₂ Emissions
7.3 t/year
Street avg 7.5 t/year
PE32 1UU
Ashwicken Church of England Voluntary Aided Primary School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
38.8dB