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

3 sales on record
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
71 m²
764 sq ft
Energy rating
F
Score 24
Council tax
Band B
Tenure
Owner Occupied
Overview

About Vine Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Vine Cottage is a two-bedroom semi-detached house in King's Lynn (PE32 1SF). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (September 2020) shows an F (score 24), near the bottom of the EPC scale. When first surveyed in April 2010 the rating was G, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good and lighting went from Very Poor to Average; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 69), a 3-band jump. Main heating runs on lpg. Other recorded features include a conservatory. Period features are noted in the property record.

At 71 m² it sits well below the postcode median (115 m² across 14 EPCs), making it one of the more compact homes locally. Across 1995–2021, sale prices on this property compounded at 5.7% per year. Today's modelled estimate of £214,000 is 39.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£200/sq ft) was about 27% above the typical sold price in the postcode. Sold February 2021 for £153,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • Bathrooms2
  • ConservatoryYes

Outside

  • Private gardenYes

Building

  • Heating systemLpg
  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about Vine 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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Sept 2020

EPC Rating

A
B
C
D
E
F
F24
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Sept 2020from Apr 2010
EPC improved fromG14toF24
Roof
AverageGood

Roof insulation improved

Low Energy Lighting
8%33%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached 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 Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.

Vine 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 Vine Cottage has grown more than fourfold since the 1995 starting point.

Current estimate

£214,000

Modelled from EPC, postcode comparables and a sale-price growth of 5.7% per year over 25 years.

See how we calculated this
Last sold (2021)

£153,000

Growth on file: 5.7% per year over 25 years.

Sales timeline

  1. 2 February 2021Most recent

    £153,000

    +21.9%over 16 years

  2. 24 June 2004

    £125,500

    +230.3%over 8 years

  3. 31 October 1995

    £38,000

Median price across the last 5 sales in PE32 1SF: £240,000 (2023–2018).

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.

EPC Rating for Vine Cottage lags the street by a wide margin.

Price per m²

£2,155

Street avg £1,704

Above

Floor Area

71 m²

Street avg 128 m²

Below

Habitable Rooms

3 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

5.1 t/year

Street avg 8.3 t/year

Above
Before you decide

Everything you need to know about Vine 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.
£215k

1 Blake Close, Grimston

PE32 1DL

2 bed
£224k

1 Chapel Yard Cottages, Narborough Road, Pentney

PE32 1JL

2 bed1 bath
£213k

1 Church Close, Pentney

PE32 1JJ

3 bed
£220k

1 Brickyard Cottages, Bawsey

PE32 1ER

3 bed1 bath
£180k

1 Briar Close, Grimston

PE32 1XD

4 bed
£491k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£283k

1 Chapel Road, Pott Row

PE32 1BS

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 Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.