Model valuation£417,0008 Busby Close
Local market context
Primrose Farm House, Water End Lane, Beeston, King's Lynn, PE32 2NL
EPC B
Property type
Detached
Floor area
250 m²
2691 sq ft
Energy rating
B
Score 88
Tenure
Owner Occupied
About Primrose Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Primrose Farm House is a detached house in King's Lynn (PE32 2NL). It has a recorded floor area of 250 m² (around 2691 sq ft) and construction records dating it to 2022. The latest certificate (December 2022) returns a high B (score 88), putting the home a stone's throw from an A rating. The recommended improvements would push it to A (score 102). Main heating runs on electricity: electricity, unspecified tariff.
At 250 m² the property is well over the postcode median (114 m² across 12 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs).
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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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
Dec 2022EPC Rating
A
B
B88
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Very Good
Windows
Very Good
CO2 Emissions
2.3 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 December 2032
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Level 2 HomeBuyer Report
21st centuryDetached HouseEPC B
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Planning history
Applications and permits filed against Primrose Farm House, Water End Lane, Beeston, King's Lynn, PE32 2NL, sourced from the PlanIt planning register.
Primrose Farm House 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Primrose Farm House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£847,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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
Versus other Water End Lane homes
Three headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Primrose Farm House outperforms the street on epc rating by a wide margin.
EPC Rating
88 (B)
Street avg 56 (D)
Floor Area
250 m²
Street avg 142 m²
CO₂ Emissions
2.3 t/year
Street avg 6.5 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£542k
1 Castle Green, Mileham
PE32 2RL
4 bed
£450k
1 Abbeyfields, Abbey Road, Great Massingham
PE32 2JE
£437k
1 Bates Close, Beeston
PE32 2XN
£436k
1 Cedar Close, Tittleshall
PE32 2GH
£426k
1 Church Cottages, Mileham
PE32 2RE
4 bed2 bath
£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
£325k
1 Baileygate Cottages, Stocks Green, Castle Acre
PE32 2AE
2 bed1 bath
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about Primrose Farm House, Water End Lane, Beeston, King's Lynn, PE32 2NL. Each answer is also embedded as structured data for search engines.