Model valuation£417,0008 Busby Close
Local market context
Willow Cottage, The Common, East Walton, King's Lynn, PE32 1PX
Estimated value
£423,000
Newest record on this page: July 2017. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
195 m²
2099 sq ft
Energy rating
F
Score 31
Council tax
Band B
Tenure
Private Rental
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
£423,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Willow Cottage is modelled from its 195 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1PX. 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
195 m² from the EPC lodged in July 2017
Sales of this home
No sale recorded since 1995
Recent sales in PE32 1PX
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Willow Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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.
What this page doesn't show
1 potential issue has already been flagged for Willow Cottage, The Common, East Walton, King's Lynn, PE32 1PX. 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 Willow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Cottage is a detached house in King's Lynn (PE32 1PX). It has a recorded floor area of 195 m² (around 2099 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2017) shows an F (score 31), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 84), a 4-band jump. Main heating runs on oil.
At 195 m² the property is well over the postcode median (93 m² across 3 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about Willow Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Willow Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2017EPC Rating
A
B
C
D
E
F
F31
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
16.0 t/year
Occupancy
Rented
Certificate validity
Valid until 13 July 2027
Planning history
Applications and permits filed against Willow Cottage, The Common, East Walton, King's Lynn, PE32 1PX, sourced from the PlanIt planning register.
Willow 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.
Versus other The Common homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Willow Cottage runs well behind the street norm.
EPC Rating
31 (F)
Street avg 44 (E)
Floor Area
195 m²
Street avg 89 m²
CO₂ Emissions
16.0 t/year
Street avg 7.6 t/year
Habitable Rooms
7 rooms
Street avg 4 rooms
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
2.9 km
Gayton Church of England Primary Academy. 1 school nearby.
Nearest schools
- Gayton Church of England Primary AcademyPrimary2.9km
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 1PX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Night-time· 23:00 – 07:00
37.1dB
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-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
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 £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£412k
1 Brooks Close, Gayton
PE32 1WN
£453k
1 Arlington Park Road, Middleton
PE32 1YB
£500k
1 Cavendish Close, Middleton
PE32 1YD
4 bed
£505k
1 Bilney Barns, Paws Lane, West Bilney
PE32 1XQ
3 bed3 bath
£508k
1 Bushell Gardens, Pott Row
PE32 1FX
4 bed2 bath
£518k
1 Acorn Drive, Gayton
PE32 1XG
£344k
1 Back Lane, Pott Row
PE32 1BT
£332k
1 Chequers Road, Grimston
PE32 1AJ
4 bed
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Start your researchHow to read this page
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 Willow Cottage is modelled from its 195 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1PX. 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. No sale is recorded for Willow Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Willow Cottage was lodged in July 2017 at band F and is valid until July 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Willow 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 1PX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Willow Cottage is in council tax band B. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow Cottage, The Common, East Walton, King's Lynn, PE32 1PX. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1PXSold prices, values and energy ratings for the postcode
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