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The Willows, Back Street, Gayton, King's Lynn, PE32 1QR

Estimated value

£481,000

  • Since the 2023 sale (£499,950)-4%
  • Against PE32 1QR's recent median (£377,500)+27%

Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
3
Bathrooms
3
Floor area
162 m²
1744 sq ft
Energy rating
E
Score 43
Council tax
Band D
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£481,000

  • Against its 2023 sale (£499,950)-4%
  • Against PE32 1QR's recent median (£377,500)+27%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for The Willows is modelled from its 162 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE32 1QR. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    162 m² from the EPC lodged in April 2023

  • Sales of this home

    2 sales recorded, the latest in 2023

  • Recent sales in PE32 1QR

    5 sales, median £377,500 (2026–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The Willows has more than quadrupled in price since its earliest registered sale in 1997.

Sales timeline

  1. 3 October 2023Most recent

    £499,950

    +733.3%over 26 years

  2. 27 March 1997

    £60,000

Median price across the last 5 sales in PE32 1QR: £377,500 (2026–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for The Willows, Back Street, Gayton, King's Lynn, PE32 1QR. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About The Willows

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

The Willows is a three-bedroom detached house in King's Lynn (PE32 1QR). It has a recorded floor area of 162 m² (around 1744 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2023) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2012. Between certificates, window efficiency went from Average to Good and lighting went from Good to Very Good; while main heating dropped from Good to Average. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on oil.

At 162 m² the property is well over the postcode median (117 m² across 41 EPCs), placing it in the larger end of the local stock. Across 1997–2023, sale prices on this property compounded at 8.3% per year. On a £-per-square-foot basis, the last sale (£287/sq ft) was about 64.2% above the typical sold price in the postcode. Last sale on file: £499,950 in October 2023.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms3
Before you decide

Everything you need to know about The Willows

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.

The Willows's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Apr 2023

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 16 April 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2023from Jul 2012
Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting
47%78%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against The Willows, Back Street, Gayton, King's Lynn, PE32 1QR, sourced from the PlanIt planning register.

The Willows 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.

On the street

Versus other Back Street homes

Four headline reads against 41 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for The Willows lags the street by a wide margin.

Price per m²

£3,086

Street avg £2,500

Above

Floor Area

162 m²

Street avg 132 m²

Above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

11.0 t/year

Street avg 6.7 t/year

Strongly below
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

0.4 km

Gayton Church of England Primary Academy. 1 school nearby.

Nearest schools

  • Gayton Church of England Primary AcademyPrimary351m

Most reported crime locally

  • Violence & Sexual Offences266 reports46%
  • Anti-social Behaviour89 reports15%
  • Criminal Damage & Arson59 reports10%
  • Public Order52 reports9%

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 1QR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 1QR

Daytime· 07:00 – 23:00

45.4dB

Low
Night-time road noise heatmap for PE32 1QR

Night-time· 23:00 – 07:00

38.5dB

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

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gas

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 £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£500k

1 Cavendish Close, Middleton

PE32 1YD

4 bed
£508k

1 Bushell Gardens, Pott Row

PE32 1FX

4 bed2 bath
£221k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£190k

1 Church Close, Pentney

PE32 1JJ

3 bed
£332k

1 Chequers Road, Grimston

PE32 1AJ

4 bed
£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed
£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for The Willows is modelled from its 162 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE32 1QR. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for The Willows. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for The Willows was lodged in April 2023 at band E and is valid until April 2033. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to The Willows. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from PE32 1QR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
The Willows is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about The Willows, Back Street, Gayton, King's Lynn, PE32 1QR. Each answer is also embedded as structured data for search engines.

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