Morning Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
About Morning Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Morning Cottage is a two-bedroom mid-terrace house in King's Lynn (PE32 1SF). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (August 2016) shows an F (score 30), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 75), a 3-band jump. Main heating runs on oil.
Sale prices here have outpaced England HPI: 7% per year against 0% for the wider region. Today's modelled estimate of £248,000 is 34.1% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£253/sq ft) was about 59.6% above the typical sold price in the postcode. At 68 m² it sits well below the postcode median (115 m² across 14 EPCs), making it one of the more compact homes locally. Last sale on file: £185,000 in September 2018.
Before you offer
Know exactly what you're buying at Morning Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Larger development activity nearby
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Launch offer · save £5
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
- Bedrooms2
- Bathrooms1
- FireplaceYes
Outside
- Private garden
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Morning Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
A
B
C
D
E
F
F30
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
7.5 t/year
Occupancy
Owner Occupied
Planning history
Applications and permits filed against Morning Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.
Morning Cottage has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
Before you offer
We flagged 1 thing worth checking at Morning Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Price for Morning Cottage has grown more than fourfold since the 1997 starting point.
Current estimate
See how we calculated this£248,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.0% per year over 21 years.
Last sold (2018)
£185,000
Growth on file: 7.0% per year over 21 years.
Sales timeline
Before you offerLaunch offer · save £5
Everything we know about Morning Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
£9.99£14.99
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 price per m², Morning Cottage stands well clear of the street.
Price per m²
£2,721
Street avg £1,641
Floor Area
68 m²
Street avg 129 m²
Habitable Rooms
3 rooms
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Closest school
0.9 km
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
Everything within walking distance
Schools, transport stops and scenic spots near this property — 1 points of interest in total.
Common questions
The questions buyers, sellers and homeowners most often ask about Morning Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.
