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

Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
68 m²
732 sq ft
Energy rating
F
Score 30
Council tax
Band B
Tenure
Owner Occupied
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.

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 £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. 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

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
SDL Surveying

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.

4

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

£248,000

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

  1. 16 September 2018Most recent

    £185,000

    +315.7%over 21 years

  2. 28 August 1997

    £44,500

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

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
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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£224k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath
£215k

1 Blake Close, Grimston

PE32 1DL

2 bed
£220k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£213k

1 Church Close, Pentney

PE32 1JJ

3 bed
£491k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£283k

1 Chapel Road, Pott Row

PE32 1BS

4 bed
£180k

1 Briar Close, Grimston

PE32 1XD

4 bed
£348k

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

3/mo

Steady 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 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
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.