Moat Cottage is a two-bedroom mid-terrace house in King's Lynn (PE32 2AG). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (November 2014) shows a C (score 72). When first surveyed in April 2013 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and hot-water efficiency went from Very Poor to Poor. The recommended improvements would push it to B (score 90). Main heating runs on electricity. The latest certificate is from November 2014, so improvements made since then won't be reflected.
Sale prices here have outpaced England HPI: 2.7% per year against 0% for the wider region. Today's modelled estimate of £220,000 is 33.3% above the 2013 sale price. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Last changed hands 12 years ago, in December 2013.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Moat Cottage's EPC is over a decade old — improvements since won't be reflected.
This certificate is over 10 years old and is no longer valid.Expired 21 Nov 2024
Moat Cottage has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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£220,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.7% per year over 6 years.
£165,000
Growth on file: 2.7% per year over 6 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On co₂ emissions, Moat Cottage stands well clear of the street.
Price per m²
£2,200
Street avg £2,860
Floor Area
75 m²
Street avg 121 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
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
0.4 km

Daytime· 07:00 – 23:00
46.8dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Changed to a more efficient fuel source
Heating controls upgraded for better temperature management
Hot water efficiency improved
Windows upgraded, improving insulation
Low energy lighting percentage decreased
Hot water system upgraded
Window efficiency improved
Loft insulation installed or upgraded to 250mm+
Floor insulation added or improved
More low energy lighting installed
19 December 2013Most recent
£165,000
+15.8%over 5 years30 May 2008
£142,500
Median price across the last 5 sales in PE32 2AG: £519,500 (2023–2021).
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CO₂ Emissions
2.4 t/year
Street avg 6.9 t/year
PE32 2BG
Castle Acre Church of England Primary Academy. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
37.6dB