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Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP

1 planning record
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
107 m²
1152 sq ft
Energy rating
D
Score 61
Council tax
Band A
Tenure
Owner Occupied
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Overview

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 £266,000 sits 90% above the 2010 sale of £140,000. On a £-per-square-foot basis, the last sale (£122/sq ft) was about 28.6% 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 decide

Everything you need to know about Honey Pot Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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

Certificate validity

Valid until 13 May 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2015from Feb 2010
EPC improved fromE39toG20
Hot Water
AveragePoor

Hot water efficiency decreased

Low Energy Lighting
44%20%

Low energy lighting percentage decreased

Mar 2015from Feb 2015
EPC improved fromG20toF28
Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Mar 2015from Mar 2015
EPC improved fromF28toG20
May 2025from Mar 2015
EPC improved fromG20toD61
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Hot Water
PoorAverage

Hot water efficiency improved

Windows
AverageGood

Window efficiency improved

Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
20%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC DPre-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 £885 · Includes VAT

Planning

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.

1 application on record at Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP

1decisions1extensions13documents4nearby
  1. Apr 2016
    ExtensionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Single Storey rear extension

    Documents
    13 docs on file
    Reference
    16/00435/F
    Full record in report

Unlock Honey Pot Cottage, Winch Road, Gayton, King's Lynn, PE32 1QP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 4 notable nearby
  • The 13 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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Price

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

£266,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2010)

£140,000

Recorded with HM Land Registry.

Sales timeline

  1. 1 July 2010Most recent

    £140,000

Median price across the last 5 sales in PE32 1QP: £317,500 (2026–2023).

On the street

Versus other Winch Road homes

Four headline reads against 40 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 £2,282

Strongly below

Floor Area

107 m²

Street avg 132 m²

On par

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

5.3 t/year

Street avg 6.4 t/year

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed
£273k

1 Birch Road, Gayton

PE32 1UN

£284k

1 Ashwood Lodge, Abbey Road, Pentney

PE32 1JP

£229k

1 Barge Cottages, Main Road, Narborough

PE32 1TE

£316k

1 Church Farm, Back Road, Pentney

PE32 1JW

£223k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath
£221k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed
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.
Full King's Lynn report

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

0.7 km

Gayton Church of England Primary Academy. 1 school nearby.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for PE32 1QP

Daytime· 07:00 – 23:00

44.2dB

Low
Night-time road noise heatmap for PE32 1QP

Night-time· 23:00 – 07:00

37.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.