Reader House is a three-bedroom mid-terrace house in King's Lynn (PE32 1QP). It has a recorded floor area of 138 m² (around 1485 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (January 2015) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since November 2012. Between certificates, roof efficiency dropped from Good to Poor and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected.
Sale prices here have outpaced England HPI: 5.4% per year against 0% for the wider region. Today's modelled estimate of £393,000 is 13.9% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£232/sq ft) was about 37.8% above the typical sold price in the postcode. At 138 m² it's 16.6% larger than the typical home in the postcode (118 m² median across 39 EPCs). Most recent transfer: June 2020 at £345,000. One historical planning record sits against the property in 2017.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Reader House's carbon output runs well above what efficient homes in the postcode produce.
This certificate is over 10 years old and is no longer valid.Expired 06 Jan 2025
Extension: Single storey · Rear of property
Single storey rear extension which extends beyond the rear wall by 4.25 metres with a maximum height of 3.6 metres and a height of 3.0 metres to the eaves
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.
30-day money-back guarantee
Reader House has more than tripled in price since its earliest registered sale in 1998.
£393,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.4% per year over 22 years.
£345,000
Growth on file: 5.4% per year over 22 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Reader House is notably below the street on co₂ emissions.
Price per m²
£2,500
Street avg £2,200
Floor Area
138 m²
Street avg 131 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
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

Daytime· 07:00 – 23:00
44.2dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
19 June 2020Most recent
£345,000
+38.3%over 6 years13 December 2013
£249,500
+126.8%over 15 years1 September 1998
£110,000
Median price across the last 5 sales in PE32 1QP: £317,500 (2024–2021).

CO₂ Emissions
8.1 t/year
Street avg 6.2 t/year
PE32 1ER
Gayton Church of England Primary Academy. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
37.8dB