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Birchfields, Water End Lane, Beeston, King's Lynn, PE32 2NL

Estimated value

£275,000

  • Since the 2025 sale (£375,000)-27%
  • Against PE32 2NL's recent median (£350,000)-21%

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
Detached
Habitable rooms
4
From EPC
Floor area
80 m²
861 sq ft
Energy rating
E
Score 43
Council tax
Band C
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

£275,000

  • Against its 2025 sale (£375,000)-27%
  • Against PE32 2NL's recent median (£350,000)-21%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Birchfields is modelled from its 80 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

    80 m² from the EPC lodged in May 2024

  • Sales of this home

    1 sale recorded, the latest in 2025

  • Recent sales in PE32 2NL

    5 sales, median £350,000 (2023–2018)

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
PlanningNone on this homeFull 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.

Sales timeline

  1. 28 February 2025Most recent

    £375,000

Median price across the last 5 sales in PE32 2NL: £350,000 (2023–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for Birchfields, 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

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Overview

About Birchfields

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

Birchfields is a detached house in King's Lynn (PE32 2NL). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (May 2024) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on oil.

Today's modelled estimate of £275,000 is 26.7% below the 2025 sale of £375,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£435/sq ft) was about 129.7% above the typical sold price in the postcode. Most recent transfer was February 2025 at £375,000 — fresh data. At 80 m² it sits well below the postcode median (154 m² across 12 EPCs), making it one of the more compact homes locally.

Before you decide

Everything you need to know about Birchfields

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.

Birchfields's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
May 2024

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 10 May 2034

7 years remaining
Planning

Planning history

Applications and permits filed against Birchfields, Water End Lane, Beeston, King's Lynn, PE32 2NL, sourced from the PlanIt planning register.

Birchfields 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.

On the street

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.

Birchfields outperforms the street on price per m² by a wide margin.

Price per m²

£4,688

Street avg £3,375

Strongly above

Floor Area

80 m²

Street avg 156 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

6.0 t/year

Street avg 6.2 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

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.

Noise

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 road noise heatmap for PE32 2NL

Daytime· 07:00 – 23:00

42.8dB

Low
Night-time road noise heatmap for PE32 2NL

Night-time· 23:00 – 07:00

35.8dB

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

Late 20th centuryDetached BungalowEPC ENo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £885 · 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.
£275k

1 Blenheim Crescent, Tittleshall

PE32 2PG

£266k

1 Bailey Row, Sporle

PE32 2EB

2 bed
£259k

1 Castle Acre Road, Great Massingham

PE32 2HD

2 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
£252k

1 Castle Cottages, The Street, Mileham

PE32 2RB

£248k

1 Albion Terrace, Front Street, Litcham

PE32 2QG

4 bed2 bath
£308k

1 Bailey Gate, Castle Acre

PE32 2AF

3 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 Birchfields is modelled from its 80 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 Birchfields. 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 Birchfields was lodged in May 2024 at band E and is valid until May 2034. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to Birchfields. 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
Birchfields 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Birchfields, Water End Lane, Beeston, King's Lynn, PE32 2NL. Each answer is also embedded as structured data for search engines.

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