Model valuation£417,0008 Busby Close
Local market context
23 River Road, West Acre, King's Lynn, PE32 1UA
Estimated value
£224,000
- Against PE32 1UA's recent median (£120,000)+87%
Newest record on this page: November 2018. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
D
Score 65
Council tax
Band B
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
£224,000
- Against PE32 1UA's recent median (£120,000)+87%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 River Road is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1UA. 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
86 m² from the EPC lodged in November 2018
Sales of this home
No sale recorded since 1995
Recent sales in PE32 1UA
1 sale, median £120,000 (2004–2004)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2004 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
23 River Road 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 1 sales in PE32 1UA: £120,000 (2004–2004).
Nearby sales in PE32 1UA
What this page doesn't show
1 potential issue has already been flagged for 23 River Road, West Acre, King's Lynn, PE32 1UA. 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 23 River Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 River Road is a semi-detached house in King's Lynn (PE32 1UA). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (November 2018) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in November 2014 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on oil.
Before you decide
Everything you need to know about 23 River Road
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2018
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Rented
Certificate validity
Valid until 5 November 2028
Property Improvements
Changes detected from historical EPC data
Nov 2018from Nov 2014
EPC improved fromG17toD65
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
Solid FuelOil
Changed to a more efficient fuel source
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%80%
More low energy lighting installed
Planning history
Applications and permits filed against 23 River Road, West Acre, King's Lynn, PE32 1UA, sourced from the PlanIt planning register.
23 River Road has no planning applications on record.
4
But the area is active
4 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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.
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 1UA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.4dB
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
Early 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · 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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£205k
1 Ashwicken Road, East Winch
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£190k
1 Church Close, Pentney
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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 23 River Road is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in PE32 1UA. 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 23 River Road, 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 23 River Road was lodged in November 2018 at band D and is valid until November 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23 River Road. 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. Schools and stops are measured in a straight line from PE32 1UA. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 River Road is in council tax band B. 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 23 River Road, West Acre, King's Lynn, PE32 1UA. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE32 1UASold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 23 River Road, West Acre, King's Lynn valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales