Model valuation£417,0008 Busby Close
Local market context
Willow Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Last sold (2006)
£178,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- PE32 1SF recent median£240,000
Newest record on this page: October 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band C
Why there's no estimate yet
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for Willow Cottage because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE32 1SF.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2006
Recent sales in PE32 1SF
5 sales, median £240,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2023 | Latest available records, read when you order |
| Valuation | Not available | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sale price has at least doubled since 1997.
Sales timeline
8 March 2006Most recent
£178,000
+147.7%over 8 years20 August 1997
£71,850
Median price across the last 5 sales in PE32 1SF: £240,000 (2023–2021).
Nearby sales in PE32 1SF
Ye Old Oak, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Oct 2023
£200,000Greenhouse, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Jul 2023
£370,000Kartrashe, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Apr 2021
£240,000Vine Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Feb 2021
£153,000Lavender Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF
Sold Jan 2021
£467,000
What this page doesn't show
1 potential issue has already been flagged for Willow Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About Willow Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Cottage is a property in King's Lynn (PE32 1SF). It has council tax band C.
It hasn't traded since March 2006, a hold of 20 years that's notably long for the area. Across 1997–2006, sale prices on this property compounded at 11.2% per year.
Before you decide
Everything you need to know about Willow Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against Willow Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF, sourced from the PlanIt planning register.
Willow 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.
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
48/mo
Falling year-on-year across the wider district.
Closest school
0.9 km
Middleton Church of England Primary Academy. 1 school nearby.
Nearest schools
- Middleton Church of England Primary AcademyPrimary871m
Most reported crime locally
- Violence & Sexual Offences266 reports46%
- Anti-social Behaviour89 reports15%
- Criminal Damage & Arson59 reports10%
- Public Order52 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
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
Night-time· 23:00 – 07:00
36.3dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£180k
1 Briar Close, Grimston
PE32 1XD
4 bed
£170k
1 Chequers Close, Grimston
PE32 1AT
£190k
1 Church Close, Pentney
PE32 1JJ
3 bed
£205k
1 Ashwicken Road, East Winch
PE32 1LJ
£220k
1 Blake Close, Grimston
PE32 1DL
2 bed
£221k
1 Brickyard Cottages, Bawsey
PE32 1ER
3 bed1 bath
£223k
1 Chapel Yard Cottages, Narborough Road, Pentney
PE32 1JL
2 bed1 bath
£229k
1 Barge Cottages, Main Road, Narborough
PE32 1TE
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- We don't publish an estimate for Willow Cottage because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE32 1SF.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for Willow Cottage. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for Willow Cottage. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Willow Cottage. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from PE32 1SF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Willow Cottage is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow Cottage, East Winch Road, Blackborough End, King's Lynn, PE32 1SF. Each answer is also embedded as structured data for search engines.
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