What kind of home is Morning Cottage, East Winch Road, PE32 1SF?

Morning Cottage, East Winch Road, PE32 1SF is a 2-bedroom mid-terrace house.

What was the last sold price for Morning Cottage, East Winch Road, PE32 1SF?

Morning Cottage, East Winch Road, PE32 1SF last sold for £185,000 in September 2018, around 8 years ago. Before that, it sold for £44,500 in August 1997, so prices have been rising over 21 years on record. Source: HM Land Registry.

How has the value of Morning Cottage, East Winch Road, PE32 1SF changed over time?

Across 2 sales between August 1997 and September 2018, Morning Cottage, East Winch Road, PE32 1SF rose from £44,500 to £185,000, a change of £140,500. That works out to roughly +7% per year compounded over 21 years. Source: HM Land Registry.

What is the EPC rating for Morning Cottage, East Winch Road, PE32 1SF?

The current EPC rating for Morning Cottage, East Winch Road, PE32 1SF is F with a score of 30 out of 100, lodged in August 2016. The assessor estimates the property could reach a C. Source: EPC Register.

How big is Morning Cottage, East Winch Road, PE32 1SF?

Morning Cottage, East Winch Road, PE32 1SF has a recorded floor area of 68 m² (732 sq ft), around 34 m² per bedroom. That makes it about 40% smaller than the median EPC-recorded property in PE32 1SF. Source: EPC Register.

What heating system does Morning Cottage, East Winch Road, PE32 1SF use?

The latest EPC at Morning Cottage, East Winch Road, PE32 1SF records oil as the main heating fuel. Source: EPC Register.

What is the council tax band for Morning Cottage, East Winch Road, PE32 1SF?

Morning Cottage, East Winch Road, PE32 1SF is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is Morning Cottage, East Winch Road, PE32 1SF in?

Morning Cottage, East Winch Road, PE32 1SF sits in King's Lynn. It falls within the PE32 postcode district in Norfolk.

Is Morning Cottage, East Winch Road, PE32 1SF in a safe area?

Police records around Morning Cottage, East Winch Road, PE32 1SF show an average of 48 reported crimes per month over the last 12 months. Violent crime makes up roughly 46% of reports, the most common category. The overall trend is falling (11% versus the prior period). Source: Police UK.

What schools are near Morning Cottage, East Winch Road, PE32 1SF?

The closest primary school to Morning Cottage, East Winch Road, PE32 1SF is Middleton Church of England Primary Academy (871m).

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

Property type

Mid terrace

Bedrooms

Bathroom

Floor area

68 m²

732 sq ft

Energy rating

Score 30

Council tax

Band B

Tenure

Owner Occupied

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Overview

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. The latest certificate is from August 2016, so improvements made since then won't be reflected.

At 68 m² it sits well below the postcode median (115 m² across 14 EPCs), making it one of the more compact homes locally. Across 1997–2018, sale prices on this property compounded at 7% per year. Today's modelled estimate of £233,000 is 25.9% 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. Last sale on file: £185,000 in September 2018.

Specifications

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 gardenYes

Building

RefurbishedYes

Before you decide

Everything you need to know about Morning Cottage

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Energy

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 Expired

This certificate is over 10 years old and is no longer valid.Expired 09 Aug 2026

Current Certificate

Aug 2016

EPC Rating

F30

Main Heating

Gas

Main Fuel

Oil

Hot Water

Poor

Windows

Average

CO2 Emissions

7.5 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 9 August 2026

New assessment needed to sell or let

Get a survey for this property

Level 3 Building Survey

Victorian-eraMid-Terrace HouseEPC FPre-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

Planning

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.

But the area is active

4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Price

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

£233,000

Modelled from EPC, postcode comparables and a sale-price growth of 7.0% per year over 21 years.

See how we calculated this

Last sold (2018)

£185,000

Growth on file: 7.0% per year over 21 years.

Sales timeline

16 September 2018Most recent
£185,000
+315.7%over 21 years
28 August 1997
£44,500

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

Nearby sales in PE32 1SF

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 price per m², Morning Cottage stands well clear of the street.

Price per m²

£2,721

Street avg £1,641

Strongly above

Floor Area

68 m²

Street avg 129 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

7.5 t/year

Street avg 8.1 t/year

On par

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£223k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath

£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

£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath

£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed

£180k

1 Briar Close, Grimston

PE32 1XD

4 bed

£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed

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.

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· 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

FAQ

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.