Blackborough Manor Farm is a detached house in King's Lynn (PE32 1SL). It has a recorded floor area of 346 m² (around 3724 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (October 2020) shows an E (score 41), well below the UK norm with real room to improve. When first surveyed in July 2009 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Poor to Very Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Average. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on oil.
At 346 m² the property is well over the postcode median (121 m² across 5 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 1 approved, 0 refused.
Blackborough Manor Farm's carbon output runs well above what efficient homes in the postcode produce.
Remove existing hedgerow and replace
Blackborough Manor Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£830,000
Modelled from EPC, postcode comparables.
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.
Everything we know about this property, compiled into one in-depth, downloadable report.
Detailed analysis
A written breakdown of everything that matters
On epc rating, Blackborough Manor Farm runs well behind the street norm.
EPC Rating
41 (E)
Street avg 57 (D)
Floor Area
346 m²
Street avg 123 m²
CO₂ Emissions
22.0 t/year
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
1.1 km

Daytime· 07:00 – 23:00
43.4dB

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Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Continued standing of 2 caravans from November to June each year
Full planning data for Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Every application and decision on this property and nearby, in full, in the report.
Median price across the last 5 sales in PE32 1SL: £300,000 (2025–2017).
Oaklands Setch Road Blackborough End King S Lynn
Sold Jun 2025
Cobwebs Setch Road Blackborough End King S Lynn
Sold Apr 2025
Peacehaven Setch Road Blackborough End King S Lynn
Sold Jul 2021
Millside Setch Road Blackborough End King S Lynn
Sold Apr 2021
Conifers Setch Road Blackborough End King S Lynn
Sold Aug 2017
Detailed EPC data
Full energy ratings, history and recommendations
Full planning history
Every application and decision on record
Comparable sales data
Plus transport, crime, schools and air quality
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Street avg 6.3 t/year
Habitable Rooms
9 rooms
Street avg 6 rooms
Middleton Church of England Primary Academy. 1 school nearby.
Night-time· 23:00 – 07:00
36.0dB