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Blackborough Manor Farm, Setch Road, Blackborough End, King's Lynn, PE32 1SL

2 planning records
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
Overview

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

Pick your report · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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

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

SDL Surveying

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 £1,360 · Includes VAT

Planning

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
  1. Jun 2000
    Full
    Outcome in report

    Continued standing of 2 caravans from November to June each year

    Reference
    2/00/0764/F
    Full record in report
  2. More recent applications — locked
  3. TreesDecision

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
£14.99one-off · instant

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on 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.

Current estimate

£830,000

Modelled from EPC, postcode comparables.

See how we calculated this

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).

On the street

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)

Strongly below

Floor Area

346 m²

Street avg 123 m²

Strongly above

CO₂ Emissions

22.0 t/year

Street avg 6.3 t/year

Strongly below

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above
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

Pick your report · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£588k

1 Acorn Drive, Gayton

PE32 1XG

£584k

1 Burman Mews, Lynn Road, East Winch

PE32 1JZ

5 bed4 bath
£512k

1 Bushell Gardens, Pott Row

PE32 1FX

4 bed2 bath
£500k

1 Cavendish Close, Middleton

PE32 1YD

4 bed
£491k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£488k

1 Arlington Park Road, Middleton

PE32 1YB

£414k

1 Brooks Close, Gayton

PE32 1WN

£351k

1 Chequers Road, Grimston

PE32 1AJ

4 bed
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.
Full King's Lynn report

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

Middleton Church of England Primary Academy. 1 school nearby.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for PE32 1SL

Daytime· 07:00 – 23:00

43.4dB

Low
Night-time road noise heatmap for PE32 1SL

Night-time· 23:00 – 07:00

36.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.