Model valuation£417,0008 Busby Close
Local market context
Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL
2 planning records
Estimated value
£717,000
- Against PE32 1SL's recent median (£300,000)+139%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
346 m²
3724 sq ft
Energy rating
E
Score 41
Council tax
Band F
Tenure
Private Rental
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
£717,000
- Against PE32 1SL's recent median (£300,000)+139%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Blackborough Manor Farm is modelled from its 346 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1SL. 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
346 m² from the EPC lodged in October 2020
Sales of this home
No sale recorded since 1995
Recent sales in PE32 1SL
5 sales, median £300,000 (2025–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Blackborough Manor Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
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.
Median price across the last 5 sales in PE32 1SL: £300,000 (2025–2017).
Nearby sales in PE32 1SL
Oaklands, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Sold Jun 2025
£326,000Cobwebs, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Sold Apr 2025
£150,000Peacehaven, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Sold Jul 2021
£270,000Millside, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Sold Apr 2021
£475,000Conifers, Setch Road, Blackborough End, King's Lynn, PE32 1SL
Sold Aug 2017
£300,000
What this page doesn't show
1 potential issue has already been flagged for Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL. 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 Blackborough Manor Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
Before you decide
Everything you need to know about Blackborough Manor Farm
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.
Blackborough Manor Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2020
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
22.0 t/year
Occupancy
Rented
Certificate validity
Valid until 15 October 2030
Property Improvements
Changes detected from historical EPC data
Oct 2020from Jul 2009
EPC improved fromF30toE41
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
GoodVery Poor
Hot water efficiency decreased
Walls
Very PoorPoor
Wall insulation improved
Roof
PoorVery Good
Roof insulation improved
Low Energy Lighting
0%93%
More low energy lighting installed
Planning history
Applications and permits filed against Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL, sourced from the PlanIt planning register.
2 applications on record at Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL
2decisions2documents4nearby
- Jun 2000FullOutcome in report
Continued standing of 2 caravans from November to June each year
- Reference
- 2/00/0764/F
- More recent applications — locked
- TreesJun 2015Decision
Unlock Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 4 notable nearby
- The 2 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Setch Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
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
Street avg 6.3 t/year
Habitable Rooms
9 rooms
Street avg 6 rooms
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
1.1 km
Middleton Church of England Primary Academy. 1 school nearby.
Nearest schools
- Middleton Church of England Primary AcademyPrimary1.1km
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 1SL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.4dB
Night-time· 23:00 – 07:00
36.0dB
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
Victorian-eraDetached HouseEPC EPre-1919 buildDetached over 300m²No mains gas
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,220 · 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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£505k
1 Bilney Barns, Paws Lane, West Bilney
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3 bed3 bath
£500k
1 Cavendish Close, Middleton
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4 bed
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1 Arlington Park Road, Middleton
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£412k
1 Brooks Close, Gayton
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£344k
1 Back Lane, Pott Row
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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 Blackborough Manor Farm is modelled from its 346 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1SL. 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. No sale is recorded for Blackborough Manor Farm, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Blackborough Manor Farm was lodged in October 2020 at band E and is valid until October 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Blackborough Manor Farm. 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 1SL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Blackborough Manor Farm is in council tax band F. 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 Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 1SLSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn valuationHow the estimate is built and what moves it
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