St Crispin is a detached house in King's Lynn (PE32 2BD). It has a recorded floor area of 107 m² (around 1152 sq ft) and construction records dating it to before 1900. The latest certificate (March 2025) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2016. Between certificates, lighting dropped from Very Good to Good. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on oil.
It hasn't traded since July 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £360,000 sits 188% above the 2000 sale of £125,000. On a £-per-square-foot basis, the last sale (£109/sq ft) was about 24.7% below the postcode norm. 3 planning records sit against the property, 0 approved, 0 refused. The record references conservation-area consent, which constrain future alterations.
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
St Crispin's carbon output runs well above what efficient homes in the postcode produce.
Planning history at St Crispin is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
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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St Crispin valuation sits well clear of the typical sold price in this postcode.
£360,000
Modelled from EPC, postcode comparables.
£125,000
Recorded with HM Land Registry.
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, St Crispin runs well behind the street norm.
Price per m²
£1,168
Street avg £2,523
Floor Area
107 m²
Street avg 138 m²
Habitable Rooms
5 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
46.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Loft insulation upgraded to recommended levels
Low energy lighting percentage decreased
T1 Cherry - Reduce crown by approx 1.5m - 2m within Conservation Area
T1 T2 Cherry Trees x 2 - Remove within Conservation Area
14 July 2000Most recent
£125,000
Median price across the last 5 sales in PE32 2BD: £300,000 (2025–2018).
16 St James Green Castle Acre King S Lynn
Sold Mar 2025
Lower House St James Green Castle Acre King S Lynn
Sold Oct 2022
Moat House St James Green Castle Acre King S Lynn
Sold Jun 2019
15 St James Green Castle Acre King S Lynn
Sold Aug 2018
Tower House St James Green Castle Acre King S Lynn
Sold Jul 2018

CO₂ Emissions
7.0 t/year
Street avg 7.9 t/year
PE32 2BT
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
37.0dB