Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP
1 planning record
About Honey Pot Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Honey Pot Cottage is a semi-detached house in King's Lynn (PE32 1QP). It has a recorded floor area of 107 m² (around 1152 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (May 2025) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2010 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on oil.
It hasn't traded since July 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £304,000 sits 117.1% above the 2010 sale of £140,000. On a £-per-square-foot basis, the last sale (£122/sq ft) was about 28% below the postcode norm. One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved.
Before you offer
Know exactly what you're buying at Honey Pot Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Larger development activity nearby
£9.99£14.99
Launch offer · save £5
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 5)
May 2025
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP, sourced from the PlanIt planning register.
Honey Pot Cottage has an approved single-storey rear extension on the planning record.
- Apr 2016ExtensionFullIn report
Before you offer
We flagged 1 thing worth checking at Honey Pot Cottage
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.
- Larger development activity nearby
£9.99£14.99
30-day money-back guarantee
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Honey Pot Cottage valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£304,000
Modelled from EPC, postcode comparables.
Last sold (2010)
£140,000
Recorded with HM Land Registry.
Sales timeline
Before you offerLaunch offer · save £5
Everything we know about Honey Pot Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
£9.99£14.99
Versus other Winch Road homes
Four headline reads against 39 similar houses on this street, drawn from the latest EPC and Land Registry data.
Honey Pot Cottage is notably below the street on price per m².
Price per m²
£1,308
Street avg £2,236
Floor Area
107 m²
Street avg 132 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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
3/mo
Steady year-on-year across the wider district.
Closest school
0.7 km
Road noise across the postcode
Modelled day and night-time noise levels around PE32 1QP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 1 points of interest in total.
Common questions
The questions buyers, sellers and homeowners most often ask about Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP. Each answer is also embedded as structured data for search engines.
