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Horseshoes, East Winch Road, Blackborough End, King's Lynn, PE32 1SF

EPC B

Estimated value

£219,000

  • Since the 2018 sale (£105,000)+109%
  • Against PE32 1SF's recent median (£240,000)-9%

Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
98 m²
1055 sq ft
Energy rating
B
Score 87
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

£219,000

  • Against its 2018 sale (£105,000)+109%
  • Against PE32 1SF's recent median (£240,000)-9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Horseshoes is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1SF. 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

    98 m² from the EPC lodged in June 2025

  • Sales of this home

    1 sale recorded, the latest in 2018

  • Recent sales in PE32 1SF

    5 sales, median £240,000 (2023–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2023Latest 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.

Horseshoes valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 2 March 2018Most recent

    £105,000

Median price across the last 5 sales in PE32 1SF: £240,000 (2023–2021).

Risks

What this page doesn't show

1 potential issue has already been flagged for Horseshoes, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. 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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Overview

About Horseshoes

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

Horseshoes is a semi-detached house in King's Lynn (PE32 1SF). It has a recorded floor area of 98 m² (around 1055 sq ft) and construction records dating it to before 1900. The latest certificate (June 2025) returns a high B (score 87), putting the home a stone's throw from an A rating. When first surveyed in March 2017 the rating was F, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Good to Very Good and hot-water efficiency went from Poor to Average; while window efficiency dropped from Average to Poor and lighting dropped from Average to Poor. The recommended improvements would push it to A (score 92). Main heating runs on electricity.

On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £219,000 sits 108.6% above the 2018 sale of £105,000. On a £-per-square-foot basis, the last sale (£100/sq ft) was about 37.4% below the postcode norm. Last sold in March 2018, so it's been off the market for around 8 years.

Before you decide

Everything you need to know about Horseshoes

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.

Horseshoes ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Jun 2025

EPC Rating

A
B
B87
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Poor
CO2 Emissions
0.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 30 June 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2025from Mar 2017
EPC improved fromF33toB87
Heating System
Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel
OilElectric

Changed to a more efficient fuel source

Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Walls
Very PoorGood

Wall insulation improved

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting
33%56%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Horseshoes, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.

Horseshoes 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 East Winch Road homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

On co₂ emissions, Horseshoes stands well clear of the street.

Price per m²

£1,071

Street avg £1,824

Below

Floor Area

98 m²

Street avg 127 m²

On par

Habitable Rooms

6 rooms

Street avg 5 rooms

Above

CO₂ Emissions

0.4 t/year

Street avg 8.7 t/year

Strongly above
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

0.9 km

Middleton Church of England Primary Academy. 1 school nearby.

Nearest schools

  • Middleton Church of England Primary AcademyPrimary871m

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

Daytime· 07:00 – 23:00

44.5dB

Low
Night-time road noise heatmap for PE32 1SF

Night-time· 23:00 – 07:00

36.3dB

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-eraSemi-Detached HouseEPC BPre-1919 buildNo mains gas

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £885 · 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.
£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
£229k

1 Barge Cottages, Main Road, Narborough

PE32 1TE

£205k

1 Ashwicken Road, East Winch

PE32 1LJ

£190k

1 Church Close, Pentney

PE32 1JJ

3 bed
£180k

1 Briar Close, Grimston

PE32 1XD

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 Horseshoes is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1SF. 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. 1 sale is recorded for Horseshoes. 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 Horseshoes was lodged in June 2025 at band B and is valid until June 2035. 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 Horseshoes. 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 1SF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Horseshoes, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.

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