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2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP

4 sales on record2 planning records

Estimated value

£412,000

  • Since the 2018 sale (£340,000)+21%
  • Against PE32 2DP's recent median (£575,000)-28%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
163 m²
1755 sq ft
Energy rating
E
Score 53
Council tax
Band B
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

£412,000

  • Against its 2018 sale (£340,000)+21%
  • Against PE32 2DP's recent median (£575,000)-28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Beech Farm Cottages is modelled from its 163 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE32 2DP. 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

    163 m² from the EPC lodged in February 2018

  • Sales of this home

    4 sales recorded, the latest in 2018

  • Recent sales in PE32 2DP

    5 sales, median £575,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

2 Beech Farm Cottages has more than tripled in price since its earliest registered sale in 2001.

Sales timeline

  1. 12 September 2018Most recent

    £340,000

    +100.0%over 5 years

  2. 14 May 2013

    £170,000

  3. 29 November 2010

    £170,000

    +54.5%over 9 years

  4. 17 May 2001

    £110,000

Median price across the last 5 sales in PE32 2DP: £575,000 (2025–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP. 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 Beech Farm Cottages

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

2 Beech Farm Cottages is a three-bedroom semi-detached house in King's Lynn (PE32 2DP). It has a recorded floor area of 163 m² (around 1755 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2018) shows an E (score 53), well below the UK norm with real room to improve. When first surveyed in October 2010 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and lighting went from Good to Very Good; while main heating dropped from Average to Very Poor. The recommended improvements would push it to D (score 61). Main heating runs on wood logs. Period features are noted in the property record.

Sold September 2018 for £340,000. Across the public record there are 4 sales, relatively high churn for a single property. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Across 2001–2018, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £412,000 is 21.2% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£194/sq ft) was about 22.1% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms2
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes
  • FireplaceYes

Outside

  • Private gardenYes
  • GarageYes

Building

  • Period featuresYes
Before you decide

Everything you need to know about 2 Beech Farm Cottages

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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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 Beech Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 4)
Feb 2018

EPC Rating

A
B
C
D
E
E53
F
G
Main Heating
Electric
Main Fuel
—
Hot Water
Average
Windows
Good
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 14 February 2028

1 year remaining

Property Improvements

Changes detected from historical EPC data

Feb 2013from Oct 2010
EPC improved fromF37toE41
Hot Water
AverageGood

Hot water efficiency improved

Mar 2015from Feb 2013
Hot Water
GoodAverage

Hot water efficiency decreased

Roof Insulation
UninsulatedPartial

Roof insulation improved

Feb 2018from Mar 2015
Heating System
Gas BoilerRoom Heaters

Heating system changed

Main Fuel
OilWood

Changed to a more efficient fuel source

Windows
SingleFull Double

Single glazing replaced with double or better glazing

Walls
Very PoorGood

Wall insulation improved

Roof Insulation
PartialWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Planning

Planning history

Applications and permits filed against 2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP, sourced from the PlanIt planning register.

2 applications on record at 2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP

0decisions1extensions13documents3nearby
  1. Oct 2013
    ExtensionFull
    Outcome in report

    Alterations and extensions

    Documents
    8 docs on file
    Reference
    3PL/2013/0845/F
    Full record in report
  2. More recent applications — locked
  3. RenovationDecision

Unlock 2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn
  • All 2 applications on this property in full, plus 3 notable nearby
  • The 13 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Barrows Hole Lane homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Beech Farm Cottages is notably below the street on habitable rooms.

Price per m²

£2,086

Street avg £2,451

Below

Floor Area

163 m²

Street avg 157 m²

On par

Habitable Rooms

5 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

6.4 t/year

Street avg 6.1 t/year

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.

Closest school

2.0 km

Sporle Church of England Primary Academy. 1 school nearby.

Nearest schools

  • Sporle Church of England Primary AcademyPrimary2.0km

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 2DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE32 2DP

Daytime· 07:00 – 23:00

42.6dB

Low
Night-time road noise heatmap for PE32 2DP

Night-time· 23:00 – 07:00

36.0dB

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

Victorian-eraSemi-Detached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and 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.
£308k

1 Bailey Gate, Castle Acre

PE32 2AF

3 bed1 bath
£296k

1 Brookside, Newton Road, Castle Acre

PE32 2BT

3 bed
£253k

1 Briar Row, Castle Acre Road, Great Dunham

PE32 2LL

3 bed
£239k

1 Church Close, Mileham

PE32 2RD

3 bed
£426k

1 Church Cottages, Mileham

PE32 2RE

4 bed2 bath
£220k

1 Chapel Lane, Beeston

PE32 2NG

3 bed
£382k

1 Beech Farm Cottages, Barrows Hole Lane, Little Dunham

PE32 2DP

2 bed
£378k

1 Barn Cottages, Dodma Road, Weasenham

PE32 2TJ

4 bed1 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 Beech Farm Cottages is modelled from its 163 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE32 2DP. 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. 4 sales are recorded for 2 Beech Farm Cottages. 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 Beech Farm Cottages was lodged in February 2018 at band E and is valid until February 2028. 4 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Beech Farm Cottages. 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. The 1 school and 0 stops listed are measured in a straight line from PE32 2DP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Beech Farm Cottages 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Beech Farm Cottages, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP. Each answer is also embedded as structured data for search engines.

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