Model valuation£417,0008 Busby Close
Local market context
18 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
EV charger4 sales on record4 planning records
Estimated value
£679,000
- Since the 2024 sale (£715,000)-5%
- Against PE32 2JE's recent median (£325,000)+109%
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
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
202 m²
2174 sq ft
Energy rating
C
Score 69
Council tax
Band E
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
£679,000
- Against its 2024 sale (£715,000)-5%
- Against PE32 2JE's recent median (£325,000)+109%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 18 Abbeyfields is modelled from its 202 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
202 m² from the EPC lodged in November 2023
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in PE32 2JE
5 sales, median £325,000 (2026–2018)
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 | 1 of 4 applications | 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.
Latest sale on 18 Abbeyfields was the highest on Land Registry record across the postcode.
Sales timeline
6 August 2024Most recent
£715,000
+55.4%over 9 years23 July 2015
£460,000
+2.2%over 6 years17 March 2009
£450,000
+238.3%over 10 years14 May 1998
£133,000
Median price across the last 5 sales in PE32 2JE: £325,000 (2026–2018).
Nearby sales in PE32 2JE
3 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Jan 2026
£325,00016 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
Sold Aug 2023
£425,00011 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 18 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 18 Abbeyfields
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Abbeyfields is a four-bedroom semi-detached house in King's Lynn (PE32 2JE). It has a recorded floor area of 202 m² (around 2174 sq ft), construction records dating it to 1996-2002 and council tax band E. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (November 2023) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since November 2012. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while main heating dropped from Good to Average. Main heating runs on oil.
At 202 m² the property is well over the postcode median (98 m² across 10 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). 4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. Across 1998–2024, sale prices on this property compounded at 6.6% per year. On a £-per-square-foot basis, the last sale (£329/sq ft) was about 88.8% above the typical sold price in the postcode. Last sale on file: £715,000 in August 2024.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenRear
- GarageDouble
Building
- EV chargerYes
- RefurbishedYes
Before you decide
Everything you need to know about 18 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.
18 Abbeyfields's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2023
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 November 2033
Property Improvements
Changes detected from historical EPC data
Nov 2023from Nov 2012
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 18 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE, sourced from the PlanIt planning register.
A a porch application was refused at 18 Abbeyfields in 2023.
4 applications on record at 18 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE
4decisions2extensions118documents3nearby
- May 2023PorchFullOutcome in report
Porch on principal elevation of the property
Extension- Documents
- 65 docs on file
- Reference
- 21/00748/F
- More recent applications — locked
- RenovationMay 2025Decision
- ConservatoryFeb 2025Decision
+ 1 more application in the report
Unlock 18 Abbeyfields, Abbey Road, Great Massingham, King's Lynn, PE32 2JE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 3 notable nearby
- The 118 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Abbeyfields homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
18 Abbeyfields outperforms the street on floor area by a wide margin.
Price per m²
£3,540
Street avg £2,611
Floor Area
202 m²
Street avg 104 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
7.0 t/year
Street avg 4.9 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 centurySemi-Detached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 18 Abbeyfields is modelled from its 202 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 18 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 18 Abbeyfields was lodged in November 2023 at band C and is valid until November 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. 4 applications are matched to 18 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
- 18 Abbeyfields is in council tax band E. 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 18 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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- Every home in PE32 2JESold prices, values and energy ratings for the postcode
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