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2 Bilney Barns, Paws Lane, West Bilney, King's Lynn, PE32 1XQ

Estimated value

£440,000

  • Since the 2013 sale (£307,500)+43%
  • Against PE32 1XQ's recent median (£360,000)+22%

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

Learn about this valuation
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
146 m²
1572 sq ft
Energy rating
D
Score 67
Council tax
Band D
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

£440,000

  • Against its 2013 sale (£307,500)+43%
  • Against PE32 1XQ's recent median (£360,000)+22%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Bilney Barns is modelled from its 146 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1XQ. 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

    146 m² from the EPC lodged in July 2025

  • Sales of this home

    1 sale recorded, the latest in 2013

  • Recent sales in PE32 1XQ

    1 sale, median £360,000 (2016–2016)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2016Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Sales timeline

  1. 28 March 2013Most recent

    £307,500

Median price across the last 1 sales in PE32 1XQ: £360,000 (2016–2016).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Bilney Barns, Paws Lane, West Bilney, King's Lynn, PE32 1XQ. 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

Overview

About 2 Bilney Barns

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

2 Bilney Barns is a mid-terrace house in King's Lynn (PE32 1XQ). It has a recorded floor area of 146 m² (around 1572 sq ft), construction records dating it to 2007-2011 and council tax band D. The latest certificate (July 2025) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2012); the latest reading is one band lower. Between certificates, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Poor; while wall efficiency dropped from Very Good to Good and window efficiency dropped from Good to Average. Main heating runs on electricity.

Last sold in March 2013, so it's been off the market for around 13 years. Today's modelled estimate of £440,000 is 43.1% above the 2013 sale price.

Before you decide

Everything you need to know about 2 Bilney Barns

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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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.

2 Bilney Barns's carbon output is low for the local stock.

Current Certificate(1 of 2)
Jul 2025

EPC Rating

A
B
C
D
D67
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
1.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 9 July 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2025from Jan 2012
EPC improved fromC74toD67
Hot Water
PoorAverage

Hot water efficiency improved

Wall Insulation
Uninsulated StoneInsulated Stone

Wall insulation upgraded

Low Energy Lighting
0%54%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Bilney Barns, Paws Lane, West Bilney, King's Lynn, PE32 1XQ, sourced from the PlanIt planning register.

2 Bilney Barns 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.

On the street

Versus other Paws Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for 2 Bilney Barns runs comfortably ahead of the street norm.

EPC Rating

67 (D)

Street avg 64 (D)

Above

Floor Area

146 m²

Street avg 203 m²

Above

CO₂ Emissions

1.2 t/year

Street avg 5.7 t/year

Strongly above

Habitable Rooms

5 rooms

Street avg 6 rooms

Below
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.

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 1XQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 1XQ

Daytime· 07:00 – 23:00

46.3dB

Low
Night-time road noise heatmap for PE32 1XQ

Night-time· 23:00 – 07:00

38.5dB

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

21st centuryMid-Terrace BungalowEPC DNo mains gas

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

From £1,020 · 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.
£453k

1 Arlington Park Road, Middleton

PE32 1YB

£412k

1 Brooks Close, Gayton

PE32 1WN

£500k

1 Cavendish Close, Middleton

PE32 1YD

4 bed
£505k

1 Bilney Barns, Paws Lane, West Bilney

PE32 1XQ

3 bed3 bath
£508k

1 Bushell Gardens, Pott Row

PE32 1FX

4 bed2 bath
£518k

1 Acorn Drive, Gayton

PE32 1XG

£344k

1 Back Lane, Pott Row

PE32 1BT

£564k

1 Burman Mews, Lynn Road, East Winch

PE32 1JZ

5 bed4 bath

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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 2 Bilney Barns is modelled from its 146 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 1XQ. 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. 1 sale is recorded for 2 Bilney Barns. 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 2 Bilney Barns was lodged in July 2025 at band D and is valid until July 2035. 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 2 Bilney Barns. 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 1XQ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Bilney Barns is in council tax band D. 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 2 Bilney Barns, Paws Lane, West Bilney, King's Lynn, PE32 1XQ. Each answer is also embedded as structured data for search engines.

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