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Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE

3 sales on record1 planning record

Estimated value

£533,000

  • Since the 2021 sale (£445,000)+20%
  • Against PE32 1TE's recent median (£400,000)+33%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
6
Bathrooms
5
Floor area
288 m²
3100 sq ft
Energy rating
D
Score 66
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£533,000

  • Against its 2021 sale (£445,000)+20%
  • Against PE32 1TE's recent median (£400,000)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Boundary View is modelled from its 288 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1TE. 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

    288 m² from the EPC lodged in November 2012

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in PE32 1TE

    5 sales, median £400,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Boundary View saw 3 transfers in just over a decade — high turnover for the postcode.

Sales timeline

  1. 12 February 2021Most recent

    £445,000

    +2.3%over 2 years

  2. 13 August 2018

    £435,000

    +20.8%over 3 years

  3. 25 March 2015

    £360,000

Median price across the last 5 sales in PE32 1TE: £400,000 (2025–2020).

Risks

What this page doesn't show

2 potential issues have already been flagged for Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Environmental risk flaggedIn 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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Overview

About Boundary View

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Boundary View is a six-bedroom detached house in King's Lynn (PE32 1TE). It has a recorded floor area of 288 m² (around 3100 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (November 2012) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). Main heating runs on oil. The latest certificate is from November 2012, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe and outbuildings.

At 288 m² the property is well over the postcode median (96 m² across 12 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 2015–2021, sale prices on this property compounded at 3.7% per year. Today's modelled estimate of £533,000 is 19.8% above the 2021 sale price. Most recent transfer: February 2021 at £445,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2014.

Specifications

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

  • Bedrooms6
  • Bathrooms5
  • Dining roomYes
  • StudyYes

Outside

  • Private gardenRear
  • DrivewayYes
  • Summer houseYes
  • OutbuildingsYes
Before you decide

Everything you need to know about Boundary View

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearbyEnvironmental risk flagged

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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.

Boundary View's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2022

Current Certificate
Nov 2012

EPC Rating

A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
9.3 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 5 November 2022

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE, sourced from the PlanIt planning register.

1 application on record at Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE

0decisions2documents4nearby
  1. Nov 2014
    Tree WorksTrees
    Outcome in report

    Beech - fell to ground level and remove

    Documents
    2 docs on file
    Reference
    TRE/2014/0201/TCA
    Full record in report

Unlock Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 1 application 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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On the street

Versus other Main Road homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, Boundary View stands well clear of the street.

EPC Rating

66 (D)

Street avg 62 (D)

On par

Floor Area

288 m²

Street avg 117 m²

Strongly above

CO₂ Emissions

9.3 t/year

Street avg 5.8 t/year

Strongly below

Habitable Rooms

11 rooms

Street avg 5 rooms

Strongly above
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

48/mo

Falling year-on-year across the wider district.

Closest school

0.5 km

Narborough Church of England Primary Academy. 1 school nearby.

Nearest schools

  • Narborough Church of England Primary AcademyPrimary544m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE32 1TE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 1TE

Daytime· 07:00 – 23:00

48.0dB

Low
Night-time road noise heatmap for PE32 1TE

Night-time· 23:00 – 07:00

40.6dB

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

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC DNo mains gasPermanent outbuildings

Because the property has no mains gas supply and has permanent outbuildings, we believe a Level 3 building survey should be considered.

From £1,085 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£564k

1 Burman Mews, Lynn Road, East Winch

PE32 1JZ

5 bed4 bath
£508k

1 Bushell Gardens, Pott Row

PE32 1FX

4 bed2 bath
£500k

1 Cavendish Close, Middleton

PE32 1YD

4 bed
£332k

1 Chequers Road, Grimston

PE32 1AJ

4 bed
£321k

1 Blacksmiths Way, Narborough

PE32 1UU

4 bed
£518k

1 Acorn Drive, Gayton

PE32 1XG

£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£271k

1 Chapel Road, Pott Row

PE32 1BS

4 bed

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Boundary View is modelled from its 288 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE32 1TE. 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. 3 sales are recorded for Boundary View. 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 Boundary View was lodged in November 2012 at band D and expired in November 2022, so a new one is needed to sell or let. 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 Boundary View. 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 1TE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Boundary View is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Boundary View, Main Road, Narborough, King's Lynn, PE32 1TE. Each answer is also embedded as structured data for search engines.

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