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Willow Farmhouse, Oaklands Lane, Runcton Holme, King's Lynn, PE33 0AJ

3 sales on record
Property type
Detached
Habitable rooms
10
From EPC
Floor area
263 m²
2831 sq ft
Energy rating
F
Score 34
Tenure
Owner Occupied
Overview

About Willow Farmhouse

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Willow Farmhouse is a detached house in King's Lynn (PE33 0AJ). It has a recorded floor area of 263 m² (around 2831 sq ft) and construction records dating it to before 1900. The latest certificate (April 2016) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 71), a 3-band jump. Main heating runs on oil. The latest certificate is from April 2016, so improvements made since then won't be reflected.

At 263 m² the property is well over the postcode median (46 m² across 3 EPCs), placing it in the larger end of the local stock. Across 1997–2021, sale prices on this property compounded at 6% per year. Most recent transfer: September 2021 at £695,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about Willow Farmhouse

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Willow Farmhouse'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This certificate is over 10 years old and is no longer valid.Expired 28 Apr 2026

EPC Rating

A
B
C
D
E
F
F34
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
19.0 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against Willow Farmhouse, Oaklands Lane, Runcton Holme, King's Lynn, PE33 0AJ, sourced from the PlanIt planning register.

Willow Farmhouse has no planning applications on record.

Notable planning nearby

2applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at Willow Farmhouse

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.

  • Larger development activity nearby
£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Willow Farmhouse has more than quadrupled in price since its earliest registered sale in 1997.

Current estimate

£642,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.0% per year over 24 years.

See how we calculated this
Last sold (2021)

£695,000

Growth on file: 6.0% per year over 24 years.

Sales timeline

  1. 29 September 2021Most recent

    £695,000

    +223.3%over 22 years

  2. 30 November 1998

    £215,000

    +30.3%over 1 year

  3. 6 April 1997

    £165,000

Median price across the last 2 sales in PE33 0AJ: £106,750 (2001–1997).

On the street

Versus other Oaklands Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

Willow Farmhouse is notably below the street on epc rating.

EPC Rating

34 (F)

Street avg 60 (D)

Strongly below

Floor Area

263 m²

Street avg 53 m²

Strongly above

CO₂ Emissions

19.0 t/year

Street avg 4.2 t/year

Strongly below

Habitable Rooms

10 rooms

Street avg 3 rooms

Strongly above
Before you decide

Everything you need to know about Willow Farmhouse

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby
£14.99one-off

30-day money-back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£522k

1 Commonside, West Winch

PE33 0NJ

£454k

1 Cedar Grove, North Runcton

PE33 0QY

£447k

1 Babingley Place, West Winch

PE33 0TH

£423k

1 Back Lane, West Winch

PE33 0LA

4 bed2 bath
£377k

1 Beech Crescent, West Winch

PE33 0PZ

£364k

1 Downham Road, Watlington

PE33 0HS

3 bed
£346k

1 Cecil Close, Watlington

PE33 0JS

3 bed
£341k

1 Barley Close, Watlington

PE33 0JD

4 bed1 bath
Area

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.
Full King's Lynn report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

2.2 km

Watlington Rail Station — railway station.

Closest school

0.6 km

Holy Cross Church of England Primary School. 2 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around PE33 0AJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE33 0AJ

Daytime· 07:00 – 23:00

43.5dB

Low
Night-time road noise heatmap for PE33 0AJ

Night-time· 23:00 – 07:00

36.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Willow Farmhouse, Oaklands Lane, Runcton Holme, King's Lynn, PE33 0AJ. Each answer is also embedded as structured data for search engines.