Model valuation£417,0008 Busby Close
Local market context
Waterend Farm, Water End Lane, Beeston, King's Lynn, PE32 2NL
6 planning records
Estimated value
£1,005,000
- Since the 2017 sale (£810,000)+24%
- Against PE32 2NL's recent median (£375,000)+168%
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
Habitable rooms
7
From EPC
Floor area
243 m²
2616 sq ft
Energy rating
E
Score 43
Council tax
Band F
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
£1,005,000
- Against its 2017 sale (£810,000)+24%
- Against PE32 2NL's recent median (£375,000)+168%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Waterend Farm is modelled from its 243 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
243 m² from the EPC lodged in August 2017
Sales of this home
1 sale recorded, the latest in 2017
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 6 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.
Latest sale on Waterend Farm was the highest on Land Registry record across the postcode.
Sales timeline
14 December 2017Most recent
£810,000
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 Waterend Farm, 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 Waterend Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Waterend Farm is a detached house in King's Lynn (PE32 2NL). It has a recorded floor area of 243 m² (around 2616 sq ft), construction records dating it to 1967-1975 and council tax band F. The latest certificate (August 2017) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on oil.
At 243 m² the property is well over the postcode median (114 m² across 12 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension, an annexe, a conservatory and partial demolition, meaningful when judging how the property has evolved. Today's modelled estimate of £1,005,000 is 24.1% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£310/sq ft) was about 63.3% above the typical sold price in the postcode. 9 years since the last transfer (December 2017).
Before you decide
Everything you need to know about Waterend Farm
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.
Waterend Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Aug 2017EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 August 2027
Planning history
Applications and permits filed against Waterend Farm, Water End Lane, Beeston, King's Lynn, PE32 2NL, sourced from the PlanIt planning register.
A an annexe application was refused at Waterend Farm in 2021.
6 applications on record at Waterend Farm, Water End Lane, Beeston, King's Lynn, PE32 2NL
5decisions3extensions73documents3nearby
Flagged:Demolition
- Nov 2018FullOutcome in report
Installation of Horse Exercise Area(Manege) in existing paddock 60 x 30m, no fencing proposed & installation of horsewalker for private use 12 metre diameter
- Documents
- 12 docs on file
- Reference
- 3PL/2018/0922/F
- More recent applications — locked
- FullDec 2022Decision
- AnnexNov 2022Decision
+ 3 more applications in the report
Unlock Waterend Farm, 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 (5 on record)
- All 6 applications on this property in full, plus 3 notable nearby
- The 73 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.
Years Held for Waterend Farm runs comfortably ahead of the street norm.
Price per m²
£3,333
Street avg £3,601
Floor Area
243 m²
Street avg 143 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
15.0 t/year
Street avg 5.4 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 HouseEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar 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
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 Waterend Farm is modelled from its 243 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 Waterend Farm. 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 Waterend Farm was lodged in August 2017 at band E and is valid until August 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 6 applications are matched to Waterend Farm. 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
- Waterend Farm is in council tax band F. 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 Waterend Farm, 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
- Waterend Farm, 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