Model valuation£417,0008 Busby Close
Local market context
Abbot Cottage, Lynn Road, Gayton, King's Lynn, PE32 1QJ
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
70 m²
753 sq ft
Energy rating
F
Score 29
Council tax
Band B
Tenure
Owner Occupied
About Abbot Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Abbot Cottage is a semi-detached house in King's Lynn (PE32 1QJ). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2016) shows an F (score 29), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 86), a 4-band jump. Main heating runs on oil. The latest certificate is from February 2016, so improvements made since then won't be reflected.
At 70 m² it sits well below the postcode median (104 m² across 36 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).
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Everything you need to know about Abbot Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Abbot Cottage'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This certificate is over 10 years old and is no longer valid.Expired 02 Feb 2026
Current Certificate
Feb 2016EPC Rating
A
B
C
D
E
F
F29
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
7.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 2 February 2026
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against Abbot Cottage, Lynn Road, Gayton, King's Lynn, PE32 1QJ, sourced from the PlanIt planning register.
Abbot 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Abbot Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£178,000
Modelled from EPC, postcode comparables.
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.
Median price across the last 5 sales in PE32 1QJ: £220,000 (2025–2024).
Nearby sales in PE32 1QJ
Aramir, Lynn Road, Gayton, King's Lynn, PE32 1QJ
Sold Dec 2025
£300,000Rosewood, Lynn Road, Gayton, King's Lynn, PE32 1QJ
Sold Oct 2025
£372,500Pump Cottage, Lynn Road, Gayton, King's Lynn, PE32 1QJ
Sold Jul 2025
£110,0004 Lynn Road, Gayton, King's Lynn, PE32 1QJ
Sold Dec 2024
£220,0003 Robert Hill Row, Lynn Road, Gayton, King's Lynn, PE32 1QJ
Sold Aug 2024
£205,000
Versus other Lynn Road homes
Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Abbot Cottage runs well behind the street norm.
EPC Rating
29 (F)
Street avg 62 (D)
Floor Area
70 m²
Street avg 119 m²
CO₂ Emissions
7.8 t/year
Street avg 5.2 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£170k
1 Chequers Close, Grimston
PE32 1AT
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£205k
1 Ashwicken Road, East Winch
PE32 1LJ
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£229k
1 Barge Cottages, Main Road, Narborough
PE32 1TE
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
0.6 km
Gayton Church of England Primary Academy. 2 schools nearby.
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 1QJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
38.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Abbot Cottage, Lynn Road, Gayton, King's Lynn, PE32 1QJ. Each answer is also embedded as structured data for search engines.