Orchard Farm, Lynn Road, Gayton, King's Lynn, PE32 1PA

Orchard Farm is a five-bedroom detached house in King's Lynn (PE32 1PA). It has a recorded floor area of 242 m² (around 2605 sq ft), construction records dating it to before 1900 and council tax band F. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Period features are noted in the property record. The home occupies a corner plot. The latest certificate (May 2015) shows an F (score 28), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since October 2009. Between certificates, roof efficiency went from Very Poor to Poor; while window efficiency dropped from Average to Poor and lighting dropped from Good to Average. The recommended improvements would lift it to C (score 76), a 3-band jump. Main heating runs on oil. The latest certificate is from May 2015, so improvements made since then won't be reflected.

It hasn't traded since October 2010, a hold of 16 years that's notably long for the area. At 242 m² the property is well over the postcode median (100 m² across 18 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). 13 planning records sit against the property, 6 approved, 5 refused. Past consents include an extension, a garage conversion and an annexe, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. Across 1997–2010, sale prices on this property compounded at 9.7% per year. Today's modelled estimate of £551,000 is 28.1% above the 2010 sale price.