Model valuation£417,0008 Busby Close
Local market context
Lavender Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Notable views2 planning records
Estimated value
£576,000
- Since the 2021 sale (£467,000)+23%
- Against PE32 1SF's recent median (£200,000)+188%
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
6
Bathrooms
4
Floor area
213 m²
2293 sq ft
Energy rating
E
Score 43
Council tax
Band E
Tenure
Owner Occupied
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
£576,000
- Against its 2021 sale (£467,000)+23%
- Against PE32 1SF's recent median (£200,000)+188%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Lavender Cottage is modelled from its 213 m² EPC floor area, its 2 recorded sales 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
213 m² from the EPC lodged in February 2020
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in PE32 1SF
5 sales, median £200,000 (2023–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on Lavender Cottage was the highest on Land Registry record across the postcode.
Sales timeline
20 January 2021Most recent
£467,000
+95.4%over 16 years15 June 2004
£239,000
Median price across the last 5 sales in PE32 1SF: £200,000 (2023–2018).
Nearby sales in PE32 1SF
Ye Old Oak, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Oct 2023
£200,000Greenhouse, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Jul 2023
£370,000Kartrashe, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Apr 2021
£240,000Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Feb 2021
£153,000Morning Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Sept 2018
£185,000
What this page doesn't show
1 potential issue has already been flagged for Lavender Cottage, 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
One time fee only - money back guarantee
About Lavender Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Lavender Cottage is a six-bedroom detached house in King's Lynn (PE32 1SF). It has a recorded floor area of 213 m² (around 2293 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (February 2020) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Main heating runs on oil. Other recorded features include notable views and outbuildings. Period features are noted in the property record.
At 213 m² the property is well over the postcode median (106 m² across 14 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an annexe and an extension, meaningful when judging how the property has evolved. Across 2004–2021, sale prices on this property compounded at 4.1% per year. Today's modelled estimate of £576,000 is 23.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£204/sq ft) was about 28.7% above the typical sold price in the postcode. Most recent transfer: January 2021 at £467,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms4
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- OutbuildingsYes
- Notable viewsYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Lavender 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.
Lavender Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Feb 2020EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 February 2030
Planning history
Applications and permits filed against Lavender Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.
Lavender Cottage has an approved single-storey extension on the planning record.
2 applications on record at Lavender Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
2decisions1extensions29documents4nearby
- Jun 2007AnnexFullOutcome in report
Conversion of outhouse/workshop to annex
- Documents
- 17 docs on file
- Reference
- 07/00765/F
- More recent applications — locked
- ExtensionJun 2007Decision
Unlock Lavender Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 4 notable nearby
- The 29 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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 floor area, Lavender Cottage stands well clear of the street.
Price per m²
£2,192
Street avg £1,699
Floor Area
213 m²
Street avg 118 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
13.0 t/year
Street avg 7.8 t/year
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
0.9 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.
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· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
36.3dB
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 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) wallsPermanent outbuildings
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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£564k
1 Burman Mews, Lynn Road, East Winch
PE32 1JZ
5 bed4 bath
£508k
1 Bushell Gardens, Pott Row
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4 bed2 bath
£500k
1 Cavendish Close, Middleton
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4 bed
£332k
1 Chequers Road, Grimston
PE32 1AJ
4 bed
£321k
1 Blacksmiths Way, Narborough
PE32 1UU
4 bed
£518k
1 Acorn Drive, Gayton
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£505k
1 Bilney Barns, Paws Lane, West Bilney
PE32 1XQ
3 bed3 bath
£271k
1 Chapel Road, Pott Row
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4 bed
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Lavender Cottage is modelled from its 213 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Lavender Cottage. 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 Lavender Cottage was lodged in February 2020 at band E and is valid until February 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Lavender 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 1SF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Lavender Cottage is in council tax band E. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Lavender Cottage, 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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