Chaff Cottage is a mid-terrace house in King's Lynn (PE32 2AX). It has a recorded floor area of 62 m² (around 667 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (February 2023) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in April 2019 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Good to Very Good and window efficiency went from Average to Good. The recommended improvements would lift it to A (score 92), a 3-band jump. Main heating runs on electricity.
Sale prices here have outpaced England HPI: 41.4% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£397/sq ft) was about 100.8% above the typical sold price in the postcode. At 62 m² it sits well below the postcode median (150 m² across 8 EPCs), making it one of the more compact homes locally. Sold September 2023 for £265,000.
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
Recommended upgrades on file would lift this property by multiple EPC bands.
Chaff 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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£264,000
Modelled from EPC, postcode comparables and a sale-price growth of 41.4% per year over 2 years.
£265,000
Growth on file: 41.4% per year over 2 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
On price per m², Chaff Cottage stands well clear of the street.
Price per m²
£4,274
Street avg £2,261
Floor Area
62 m²
Street avg 133 m²
Habitable Rooms
3 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
0.5 km

Daytime· 07:00 – 23:00
46.7dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Hot water system upgraded
Windows upgraded, improving insulation
Wall insulation improved
Roof insulation improved
4 September 2023Most recent
£265,000
+82.8%over 1 year7 December 2021
£145,000
Median price across the last 5 sales in PE32 2AX: £291,000 (2024–2017).
Greenslade Newton Road Castle Acre King S Lynn
Sold Mar 2024
The Cottages Newton Road Castle Acre King S Lynn
Sold Mar 2021
The Willows Newton Road Castle Acre King S Lynn
Sold Jul 2018
Norfolk House Newton Road Castle Acre King S Lynn
Sold Sept 2016
The Old Post House Newton Road Castle Acre King S Lynn
Sold Apr 2016

Street avg 6 rooms
CO₂ Emissions
3.5 t/year
Street avg 8.0 t/year
PE32 2EB
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