9 Sandles Court is a two-bedroom mid-terrace house in King's Lynn (PE32 2XF). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (February 2019) shows an E (score 49), well below the UK norm with real room to improve. When first surveyed in September 2010 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on dual fuel.
It hasn't traded since October 1999, a hold of 27 years that's notably long for the area. Sale prices here have outpaced England HPI: 7.7% per year against 0% for the wider region. Today's modelled estimate of £183,000 sits 245.3% above the 1999 sale of £53,000. On a £-per-square-foot basis, the last sale (£76/sq ft) was about 42.2% below the postcode norm. At 65 m² it sits well below the postcode median (99 m² across 7 EPCs), making it one of the more compact homes locally.
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Recommended upgrades on file would lift this property by multiple EPC bands.
9 Sandles Court has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
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9 Sandles Court's modelled value sits at over four times its earliest registered sale price (1996).
£183,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.7% per year over 3 years.
£53,000
Growth on file: 7.7% per year over 3 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
9 Sandles Court is notably below the street on price per m².
Price per m²
£815
Street avg £2,008
Floor Area
65 m²
Street avg 101 m²
Habitable Rooms
3 rooms
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Closest school
0.2 km

Daytime· 07:00 – 23:00
46.1dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Single glazing replaced with double or better glazing
More low energy lighting installed
15 October 1999Most recent
£53,000
+12.8%over 1 year16 July 1998
£47,000
+14.6%over 2 years22 April 1996
£41,000
Median price across the last 5 sales in PE32 2XF: £225,000 (2021–2016).
6 Sandles Court Castle Acre King S Lynn
Sold Jun 2021
4 Sandles Court Castle Acre King S Lynn
Sold Dec 2019
8 Sandles Court Castle Acre King S Lynn
Sold Oct 2019
10 Sandles Court Castle Acre King S Lynn
Sold May 2017
7 Sandles Court Castle Acre King S Lynn
Sold Jul 2016

Street avg 5 rooms
CO₂ Emissions
5.6 t/year
Street avg 6.6 t/year
PE32 2HX
Castle Acre Church of England Primary Academy. 1 school nearby.
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The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
37.1dB