Model valuation£417,0008 Busby Close
Local market context
16 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
4 sales on record
Estimated value
£418,000
- Since the 2023 sale (£425,000)-2%
- Against PE32 2JE's recent median (£325,000)+29%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
121 m²
1302 sq ft
Energy rating
C
Score 71
Council tax
Band C
Tenure
Owner Occupied
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
£418,000
- Against its 2023 sale (£425,000)-2%
- Against PE32 2JE's recent median (£325,000)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Abbeyfields is modelled from its 121 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE32 2JE. 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
121 m² from the EPC lodged in June 2023
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in PE32 2JE
5 sales, median £325,000 (2026–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Price for 16 Abbeyfields has grown more than fourfold since the 1999 starting point.
Sales timeline
13 August 2023Most recent
£425,000
+70.0%over 5 years16 May 2018
£250,000
+33.0%over 3 years6 March 2015
£188,000
+137.2%over 15 years13 June 1999
£79,250
Median price across the last 5 sales in PE32 2JE: £325,000 (2026–2016).
Nearby sales in PE32 2JE
3 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Jan 2026
£325,00018 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Aug 2024
£715,00011 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Jun 2020
£327,5009 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Sept 2018
£300,00012 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Dec 2014
£230,000
What this page doesn't show
1 potential issue has already been flagged for 16 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE. 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
About 16 Abbeyfields
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Abbeyfields is a three-bedroom mid-terrace house in King's Lynn (PE32 2JE). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (June 2023) shows a C (score 71). The rating has held steady at C across 2 certificates since March 2013. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while main heating dropped from Good to Average. The recommended improvements would push it to B (score 82). Main heating runs on oil. Period features are noted in the property record.
Most recent transfer: August 2023 at £425,000. Across the public record there are 4 sales, relatively high churn for a single property. At 121 m² it's 23.5% larger than the typical home in the postcode (98 m² median across 10 EPCs). Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Across 1999–2023, sale prices on this property compounded at 7.2% per year. On a £-per-square-foot basis, the last sale (£326/sq ft) was about 87.2% above the typical sold price in the postcode.
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
- Bathrooms1
Outside
- Private gardenYes
- GarageYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 16 Abbeyfields
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jun 2023
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 June 2033
Property Improvements
Changes detected from historical EPC data
Jun 2023from Mar 2013
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE, sourced from the PlanIt planning register.
16 Abbeyfields has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Abbeyfields homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Abbeyfields outperforms the street on epc rating by a wide margin.
Price per m²
£3,512
Street avg £2,614
Floor Area
121 m²
Street avg 112 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.2 t/year
Street avg 5.2 t/year
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.
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
0.5 km
Great Massingham CofE Primary School. 1 school nearby.
Nearest schools
- Great Massingham CofE Primary SchoolPrimary515m
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE32 2JE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.6dB
Night-time· 23:00 – 07:00
36.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryMid-Terrace HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
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
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3 bed
£253k
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3 bed
£426k
1 Church Cottages, Mileham
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£239k
1 Church Close, Mileham
PE32 2RD
3 bed
£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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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 16 Abbeyfields is modelled from its 121 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE32 2JE. 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 16 Abbeyfields. 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 16 Abbeyfields was lodged in June 2023 at band C and is valid until June 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 16 Abbeyfields. 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 2JE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Abbeyfields is in council tax band C. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE32 2JESold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 16 Abbeyfields, Abbey Road, Great Massingham, King's Lynn valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales