Conifers, Grimston Road, Gayton, King's Lynn, PE32 1QA

Conifers is a three-bedroom detached house in King's Lynn (PE32 1QA). It has a recorded floor area of 221 m² (around 2379 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (August 2015) shows a C (score 76), near the top of the C band. When first surveyed in January 2012 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Average to Good and hot-water efficiency went from Average to Good; while main heating dropped from Average to Poor. Main heating runs on electricity. The latest certificate is from August 2015, so improvements made since then won't be reflected. Other recorded features include a conservatory and attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.

At 221 m² the property is well over the postcode median (83 m² across 15 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £510,000 sits 112.5% above the 2012 sale of £240,000. On a £-per-square-foot basis, the last sale (£101/sq ft) was about 46.5% below the postcode norm. One planning record on file: partial demolition approved in 2013. Past consents include partial demolition, meaningful when judging how the property has evolved. On the market in December 2012 and unlisted since — roughly 13 years.