Birchfields, Water End Lane, Beeston, King's Lynn, PE32 2NL
About Birchfields
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.
Everything you need to know about Birchfields
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
Birchfields's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Certificate validity
Valid until 10 May 2034
Get a survey for this property
Level 3 Building Survey
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Birchfields has no planning applications on record.
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
£275,000
Modelled from EPC, postcode comparables.
£375,000
Recorded with HM Land Registry.
Sales timeline
28 February 2025Most recent
£375,000
Median price across the last 5 sales in PE32 2NL: £350,000 (2023–2018).
Nearby sales in PE32 2NL
Jester 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
£225,0001 Holmedene Cottages, Water End Lane, Beeston, King's Lynn, PE32 2NL
Sold Feb 2018
£210,000
Versus other Water End Lane homes
Birchfields outperforms the street on price per m² by a wide margin.
Price per m²
£4,688
Street avg £3,375
Floor Area
80 m²
Street avg 156 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
6.0 t/year
Street avg 6.2 t/year
Everything you need to know about Birchfields
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
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The neighbourhood at a glance
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.
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
Daytime· 07:00 – 23:00
42.8dB
Night-time· 23:00 – 07:00
35.8dB