Model valuation£417,0008 Busby Close
Local market context
Rose Acre, Water End Lane, Beeston, King's Lynn, PE32 2NL
Extendable3 sales on record2 planning records
Estimated value
£700,000
- Since the 2022 sale (£675,000)+4%
- Against PE32 2NL's recent median (£350,000)+100%
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
Detached
Bedrooms
4
Bathrooms
2
Floor area
184 m²
1981 sq ft
Energy rating
D
Score 63
Council tax
Band D
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
£700,000
- Against its 2022 sale (£675,000)+4%
- Against PE32 2NL's recent median (£350,000)+100%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Rose Acre is modelled from its 184 m² EPC floor area, its 3 recorded sales 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
184 m² from the EPC lodged in November 2015
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in PE32 2NL
5 sales, median £350,000 (2025–2018)
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.
Price for Rose Acre has grown more than fourfold since the 2000 starting point.
Sales timeline
26 July 2022Most recent
£675,000
+98.5%over 6 years27 August 2015
£340,000
+131.3%over 15 years28 March 2000
£147,000
Median price across the last 5 sales in PE32 2NL: £350,000 (2025–2018).
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
£350,0003 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
What this page doesn't show
1 potential issue has already been flagged for Rose Acre, 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 Rose Acre
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Rose Acre is a four-bedroom detached house in King's Lynn (PE32 2NL). It has a recorded floor area of 184 m² (around 1981 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (November 2015) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in November 2014 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good and main heating went from Average to Good; while window efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 92), a 3-band jump. Main heating runs on electricity. The latest certificate is from November 2015, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.
At 184 m² the property is well over the postcode median (114 m² across 12 EPCs), placing it in the larger end of the local stock. Across 2000–2022, sale prices on this property compounded at 7.1% per year. On a £-per-square-foot basis, the last sale (£341/sq ft) was about 21.7% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 0 refused. Sold July 2022 for £675,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- EnsuiteYes
- StudyYes
Outside
- GarageSingle, Detached
- LandYes
Building
- Previously extendedYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about Rose Acre
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.
Rose Acre's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Nov 2025
Current Certificate(1 of 2)
Nov 2015
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 November 2025
Property Improvements
Changes detected from historical EPC data
Nov 2015from Nov 2014
EPC improved fromE46toD63
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Low Energy Lighting
56%100%
More low energy lighting installed
Planning history
Applications and permits filed against Rose Acre, Water End Lane, Beeston, King's Lynn, PE32 2NL, sourced from the PlanIt planning register.
2 applications on record at Rose Acre, Water End Lane, Beeston, King's Lynn, PE32 2NL
1decisions1extensions15documents3nearby
- Feb 2016ExtensionOutlineOutcome in report
Single storey extension adjacent to existing kitchen (certificate of lawfulness)
- Documents
- 4 docs on file
- Reference
- 3PL/2016/0184/LU
- More recent applications — locked
- RenovationDec 2020Decision
Unlock Rose Acre, 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 15 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 Water End Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, Rose Acre stands well clear of the street.
Price per m²
£3,668
Street avg £3,545
Floor Area
184 m²
Street avg 148 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
6.0 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
Late 20th centuryDetached BungalowEPC DNo 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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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 Rose Acre is modelled from its 184 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for Rose Acre. 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 Rose Acre was lodged in November 2015 at band D and expired in November 2025, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Rose Acre. 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
- Rose Acre is in council tax band D. 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 Rose Acre, Water End Lane, Beeston, King's Lynn, PE32 2NL. Each answer is also embedded as structured data for search engines.
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- Every home in PE32 2NLSold prices, values and energy ratings for the postcode
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