Model valuation£417,0008 Busby Close
Local market context
1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL
Notable viewsExtendable2 planning records
Estimated value
£265,000
- Since the 2018 sale (£210,000)+26%
- Against PE32 2NL's recent median (£375,000)-29%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
64 m²
689 sq ft
Energy rating
E
Score 42
Council tax
Band B
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
£265,000
- Against its 2018 sale (£210,000)+26%
- Against PE32 2NL's recent median (£375,000)-29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Holmedene Cottages is modelled from its 64 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 2NL. 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
64 m² from the EPC lodged in July 2015
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in PE32 2NL
5 sales, median £375,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
Sales timeline
23 February 2018Most recent
£210,000
Median price across the last 5 sales in PE32 2NL: £375,000 (2025–2021).
Nearby sales in PE32 2NL
Birchfields, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Feb 2025
£375,000Jester House, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Apr 2023
£599,995Apple Tree Cottage, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Oct 2022
£350,000Rose Acre, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Jul 2022
£675,0003 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Jan 2021
£225,000
What this page doesn't show
1 potential issue has already been flagged for 1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL. 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 1 Holmedene Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Holmedene Cottages is a two-bedroom end-of-terrace house in King's Lynn (PE32 2NL). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2015) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 106), a 4-band jump. Main heating runs on oil. The latest certificate is from July 2015, so improvements made since then won't be reflected. Other recorded features include notable views. Our model identifies extension potential, subject to local planning policy.
At 64 m² it sits well below the postcode median (154 m² across 12 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £265,000 is 26.2% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 60.8% above the typical sold price in the postcode. Last sold in February 2018, so it's been off the market for around 8 years.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenFront and rear
- GarageSingle
- Notable viewsYes
Building
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 1 Holmedene Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Jul 2025
Current Certificate
Jul 2015EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 28 July 2025
Planning history
Applications and permits filed against 1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL, sourced from the PlanIt planning register.
2 applications on record at 1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL
1decisions2extensions18documents3nearby
- Jun 2017ExtensionFullOutcome in report
Proposed extension & alterations to dwelling
- Documents
- 11 docs on file
- Reference
- 3PL/2017/0626/HOU
- More recent applications — locked
- ExtensionAug 2018Decision
Unlock 1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 2 applications on this property in full, plus 3 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Water End Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 1 Holmedene Cottages lags the street by a wide margin.
Price per m²
£3,281
Street avg £3,609
Floor Area
64 m²
Street avg 158 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
5.7 t/year
Street avg 6.2 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
Beeston Primary School. 1 school nearby.
Nearest schools
- Beeston Primary SchoolPrimary508m
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 2NL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
35.8dB
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
Victorian-eraEnd-Terrace HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£266k
1 Bailey Row, Sporle
PE32 2EB
2 bed
£259k
1 Castle Acre Road, Great Massingham
PE32 2HD
2 bed1 bath
£228k
1 Church Lane, Great Massingham
PE32 2HX
2 bed
£325k
1 Baileygate Cottages, Stocks Green, Castle Acre
PE32 2AE
2 bed1 bath
£203k
1 Bungalow, Massingham Road, Castle Acre
PE32 2BG
2 bed1 bath
£382k
1 Beech Farm Cottages, Barrows Hole Lane, Little Dunham
PE32 2DP
2 bed
£253k
1 Briar Row, Castle Acre Road, Great Dunham
PE32 2LL
3 bed
£239k
1 Church Close, Mileham
PE32 2RD
3 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 1 Holmedene Cottages is modelled from its 64 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE32 2NL. 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. 1 sale is recorded for 1 Holmedene 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 1 Holmedene Cottages was lodged in July 2015 at band E and expired in July 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 1 Holmedene 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 2NL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Holmedene 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 1 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE32 2NLSold prices, values and energy ratings for the postcode
- PE 32 property marketPrices, postcodes, schools and transport across the district
- 1 Holmedene Cottages, Water End Lane, Beeston, 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