Model valuation£417,0008 Busby Close
Local market context
12 Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
91 m²
980 sq ft
Energy rating
C
Score 79
Council tax
Band A
Tenure
Owner Occupied
About 12 Hall Farm Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Hall Farm Road is a semi-detached house in King's Lynn (PE32 1RB). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 2007-2011 and council tax band A. The latest certificate (July 2023) shows a C (score 79), near the top of the C band. The rating has held steady at C across 3 certificates since April 2011. Between certificates, main heating went from Poor to Good; while wall efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 92), a 2-band jump. Main heating runs on electricity.
Before you decide
Everything you need to know about 12 Hall Farm Road
The true value, the hidden risks and the full sale history, in one report.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 3)
Jul 2023
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 31 July 2033
Property Improvements
Changes detected from historical EPC data
May 2012from Apr 2011
Heating Controls
Full ControlProg + TRVs
Heating controls changed
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Floor Insulation
PartialInsulated
Floor insulation added or improved
Low Energy Lighting
10%89%
More low energy lighting installed
Jul 2023from May 2012
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Roof
GoodVery Good
Roof insulation improved
Get a survey for this property
Level 3 Building Survey
21st centurySemi-Detached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 12 Hall Farm Road, Gayton, King's Lynn, PE32 1RB, sourced from the PlanIt planning register.
12 Hall Farm Road 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.
12 Hall Farm Road 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£205,000
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 1RB: £275,000 (2024–2014).
Nearby sales in PE32 1RB
2 Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Sold Jul 2024
£490,0004 Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Sold Feb 2020
£295,0008 Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Sold Feb 2019
£215,0006a, Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Sold Mar 2017
£275,0006 Hall Farm Road, Gayton, King's Lynn, PE32 1RB
Sold Mar 2014
£195,000
Versus other Hall Farm Road homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Hall Farm Road outperforms the street on epc rating by a wide margin.
EPC Rating
79 (C)
Street avg 73 (C)
Floor Area
91 m²
Street avg 93 m²
CO₂ Emissions
1.8 t/year
Street avg 2.6 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.
£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
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£229k
1 Barge Cottages, Main Road, Narborough
PE32 1TE
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£170k
1 Chequers Close, Grimston
PE32 1AT
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
0.3 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.
Road noise across the postcode
Modelled day and night-time noise levels around PE32 1RB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.5dB
Night-time· 23:00 – 07:00
38.7dB
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 12 Hall Farm Road, Gayton, King's Lynn, PE32 1RB. Each answer is also embedded as structured data for search engines.