Willow Acre Cottage is a two-bedroom detached house in King's Lynn (PE32 2DP). It has a recorded floor area of 115 m² (around 1238 sq ft) and construction records dating it to 1900-1929. The latest certificate (August 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in January 2016 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good and hot-water efficiency went from Poor to Average; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 95), a 3-band jump. Main heating runs on oil. Other recorded features include notable views and outbuildings.
Sale prices here have outpaced England HPI: 5.8% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 106% above the typical sold price in the postcode. 5 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 115 m² it's 29.4% smaller than the typical home in the postcode (163 m² median across 19 EPCs). Sold December 2021 for £375,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Recommended upgrades on file would lift this property by multiple EPC bands.
Willow Acre Cottage has an approved single-storey extension on the planning record.
Extension: Single storey
Proposed extension, including addition of first floor & various associated alterations. Resubmission of 3PL/2022/1084/HOU (revised scheme)
Willow Acre Cottage has more than quadrupled in price since its earliest registered sale in 1996.
£397,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.8% per year over 25 years.
£375,000
Growth on file: 5.8% per year over 25 years.
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Detailed analysis
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Willow Acre Cottage is notably below the street on floor area.
Price per m²
£3,261
Street avg £2,393
Floor Area
115 m²
Street avg 159 m²
Habitable Rooms
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
2.0 km

Daytime· 07:00 – 23:00
42.6dB

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Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Roof insulation improved
Extension: Single storey
Proposed extension, including addition of first floor with new dormers & various associated alterations
Full planning data for Willow Acre Cottage, Barrows Hole Lane, Little Dunham, King's Lynn, PE32 2DP
3 more on this property, plus every nearby application and full decision details, in the report.
14 December 2021Most recent
£375,000
+33.9%over 5 years25 November 2016
£280,000
+64.8%over 14 years2 April 2002
£169,950
+86.8%over 5 years29 November 1996
£91,000
Median price across the last 5 sales in PE32 2DP: £575,000 (2025–2023).
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Detailed EPC data
Full energy ratings, history and recommendations
Full planning history
Every application and decision on record
Comparable sales data
Plus transport, crime, schools and air quality
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Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 6.2 t/year
PE32 2DP
Sporle Church of England Primary Academy. 1 school nearby.
Night-time· 23:00 – 07:00
36.0dB