Model valuation£417,0008 Busby Close
Local market context
The Cottage, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Last sold (2022)
£200,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- PE32 1SE recent median£300,000
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
6
Bathrooms
2
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for The Cottage because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE32 1SE.
What an estimate needs
Floor area
No EPC on record
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE32 1SE
5 sales, median £300,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
18 February 2022Most recent
£200,000
Median price across the last 5 sales in PE32 1SE: £300,000 (2025–2021).
Nearby sales in PE32 1SE
Wins Way, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Sold May 2025
£300,000Bos, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Sold Mar 2025
£413,000Castle View, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Sold Oct 2021
£340,000Cedarwood, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Sold Mar 2021
£270,000Little Andian, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE
Sold Jan 2021
£250,000
What this page doesn't show
1 potential issue has already been flagged for The Cottage, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE. 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
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About The Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Cottage is a six-bedroom property in King's Lynn (PE32 1SE). Other recorded features include a self-contained annexe.
Sold February 2022 for £200,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count.
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
- Bedrooms6
- Bathrooms2
- Dining roomYes
Before you decide
Everything you need to know about The Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against The Cottage, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE, sourced from the PlanIt planning register.
The Cottage 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.
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
0.8 km
Middleton Church of England Primary Academy. 1 school nearby.
Nearest schools
- Middleton Church of England Primary AcademyPrimary837m
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE32 1SE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
36.1dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£271k
1 Chapel Road, Pott Row
PE32 1BS
4 bed
£564k
1 Burman Mews, Lynn Road, East Winch
PE32 1JZ
5 bed4 bath
£321k
1 Blacksmiths Way, Narborough
PE32 1UU
4 bed
£332k
1 Chequers Road, Grimston
PE32 1AJ
4 bed
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- We don't publish an estimate for The Cottage because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE32 1SE.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for The Cottage. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for The Cottage. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to The Cottage. 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 1SE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about The Cottage, Sandy Lane, Blackborough End, King's Lynn, PE32 1SE. Each answer is also embedded as structured data for search engines.
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