Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
3 sales on record
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.
Sale prices here have outpaced England HPI: 5.7% per year against 0% for the wider region. 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. At 71 m² it sits well below the postcode median (115 m² across 14 EPCs), making it one of the more compact homes locally. Sold February 2021 for £153,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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 garden
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
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.
No planning applications are recorded against Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. The full report also covers planning activity across the surrounding area.
Full planning data for Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Every application and decision on this property and nearby, in full, in the report.
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
See how we calculated this£214,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.7% per year over 25 years.
Last sold (2021)
£153,000
Growth on file: 5.7% per year over 25 years.
Sales timeline
Launch offer · 33% off
The complete analysis of Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Everything we know about this property, compiled into one in-depth, downloadable report.
Detailed analysis
A written breakdown of everything that matters
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
Floor Area
71 m²
Street avg 128 m²
Habitable Rooms
3 rooms
Street avg 6 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 Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.
