Sandy Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
About Sandy Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Sandy Cottage is an end-of-terrace house in King's Lynn (PE32 1SF). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1900-1929 and council tax band A. The latest certificate (February 2023) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since May 2013. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 78), a 2-band jump. Main heating runs on electricity.
At 58 m² it sits well below the postcode median (115 m² across 14 EPCs), making it one of the more compact homes locally.
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Know exactly what you're buying at Sandy Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Feb 2023
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
4.9 t/year
Occupancy
Rented
Planning history
Applications and permits filed against Sandy Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.
Sandy 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 Sandy 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.
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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.
Sandy Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£178,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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Everything we know about Sandy 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
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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, Sandy Cottage runs well behind the street norm.
EPC Rating
41 (E)
Street avg 46 (E)
Floor Area
58 m²
Street avg 129 m²
CO₂ Emissions
4.9 t/year
Street avg 8.3 t/year
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 Sandy Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.
