Model valuation£417,0008 Busby Close
Local market context
Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
6 sales on record1 planning record
Estimated value
£459,000
- Since the 2025 sale (£475,000)-3%
- Against PE32 1SG's recent median (£300,000)+53%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
135 m²
1453 sq ft
Energy rating
D
Score 58
Council tax
Band D
Tenure
Owner Occupied
About this valuation
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
£459,000
- Against its 2025 sale (£475,000)-3%
- Against PE32 1SG's recent median (£300,000)+53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Horseshoe Cottage is modelled from its 135 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in PE32 1SG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
135 m² from the EPC lodged in April 2021
Sales of this home
6 sales recorded, the latest in 2025
Recent sales in PE32 1SG
5 sales, median £300,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Horseshoe Cottage has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
20 March 2025Most recent
£475,000
+18.8%over 3 years8 August 2021
£399,950
+37.0%over 5 years26 February 2016
£292,000
+16.8%over 7 years7 November 2008
£250,000
+29.9%over 6 years6 May 2002
£192,500
+126.5%over 6 years1 December 1995
£85,000
Median price across the last 5 sales in PE32 1SG: £300,000 (2024–2021).
Nearby sales in PE32 1SG
Quantock, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
Sold Dec 2024
£420,0002 Nar Valley Lodges, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
Sold Aug 2024
£220,0005 Nar Valley Lodges, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
Sold Aug 2022
£225,000Journeys End, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
Sold Apr 2022
£300,000Toynbee, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
Sold Aug 2021
£570,000
What this page doesn't show
1 potential issue has already been flagged for Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG. 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
One time fee only - money back guarantee
About Horseshoe Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Horseshoe Cottage is a three-bedroom detached house in King's Lynn (PE32 1SG). It has a recorded floor area of 135 m² (around 1453 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (April 2021) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 74). Main heating runs on oil. Period features are noted in the property record.
It changed hands recently, sold March 2025 for £475,000. At 135 m² it's 22.2% larger than the typical home in the postcode (111 m² median across 26 EPCs). Across 1995–2025, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£327/sq ft) was about 135.5% above the typical sold price in the postcode. One historical planning record sits against the property in 2016.
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
- Bedrooms3
- Bathrooms2
- Open-plan layoutYes
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- GarageYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about Horseshoe 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.
Horseshoe Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2021EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 April 2031
Planning history
Applications and permits filed against Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG, sourced from the PlanIt planning register.
1 application on record at Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG
1decisions15documents4nearby
- Jun 2016AmendmentOutcome in report
Change of use of field to garden land
- Documents
- 15 docs on file
- Reference
- 16/00704/CU
Unlock Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 4 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Wormegay Road homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Horseshoe Cottage runs comfortably ahead of the street norm.
Price per m²
£3,519
Street avg £1,914
Floor Area
135 m²
Street avg 126 m²
Habitable Rooms
11 rooms
Street avg 5 rooms
CO₂ Emissions
6.9 t/year
Street avg 6.4 t/year
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
1.4 km
Middleton Church of England Primary Academy. 1 school nearby.
Nearest schools
- Middleton Church of England Primary AcademyPrimary1.4km
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 1SG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.2dB
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 3 Building Survey
Late 20th centuryDetached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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
- The estimate for Horseshoe Cottage is modelled from its 135 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in PE32 1SG. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 6 sales are recorded for Horseshoe Cottage. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Horseshoe Cottage was lodged in April 2021 at band D and is valid until April 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Horseshoe 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 1SG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Horseshoe Cottage is in council tax band D. 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 Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn, PE32 1SG. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1SGSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- Horseshoe Cottage, Wormegay Road, Blackborough End, King's Lynn valuationHow the estimate is built and what moves it
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