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32 Downham Road, Watlington, King's Lynn, PE33 0HS

3 sales on record
Property type
Detached
Habitable rooms
4
From EPC
Floor area
76 m²
818 sq ft
Energy rating
F
Score 25
Council tax
Band B
Tenure
Owner Occupied
Overview

About 32 Downham Road

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

32 Downham Road is a detached house in King's Lynn (PE33 0HS). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (May 2016) shows an F (score 25), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 70), a 3-band jump. Main heating runs on dual fuel. The latest certificate is from May 2016, so improvements made since then won't be reflected.

Across 2016–2024, sale prices on this property compounded at 9.8% per year. Today's modelled estimate of £298,000 is 37.3% below the 2024 sale of £475,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£581/sq ft) was about 454.4% above the typical sold price in the postcode. At 76 m² it sits well below the postcode median (147 m² across 23 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Most recent transfer: May 2024 at £475,000.

Before you decide

Everything you need to know about 32 Downham Road

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.

32 Downham Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 26 May 2026

EPC Rating

A
B
C
D
E
F
F25
G
Main Heating
—
Main Fuel
—
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
7.9 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 32 Downham Road, Watlington, King's Lynn, PE33 0HS, sourced from the PlanIt planning register.

32 Downham Road 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 32 Downham Road

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.

Sale price has at least doubled since 2016.

Current estimate

£298,000

Modelled from EPC, postcode comparables and a sale-price growth of 9.8% per year over 8 years.

See how we calculated this
Last sold (2024)

£475,000

Growth on file: 9.8% per year over 8 years.

Sales timeline

  1. 16 May 2024Most recent

    £475,000

    +102.1%over 4 years

  2. 9 December 2019

    £235,000

    +2.3%over 3 years

  3. 21 August 2016

    £229,750

Median price across the last 5 sales in PE33 0HS: £387,000 (2025–2021).

On the street

Versus other Downham Road homes

Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 32 Downham Road runs comfortably ahead of the street norm.

Price per m²

£6,250

Street avg £1,655

Strongly above

Floor Area

76 m²

Street avg 169 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

7.9 t/year

Street avg 7.9 t/year

On par
Before you decide

Everything you need to know about 32 Downham Road

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.
£295k

1 Babingley Close, Watlington

PE33 0TR

4 bed2 bath
£293k

1 Dutch Cottages, Lynn Road, Setchey

PE33 0BD

3 bed2 bath
£313k

1 Dohamero Lane, West Winch

PE33 0NL

£278k

1 Ash Grove Cottages, Ash Grove, West Winch

PE33 0QB

£273k

1 Downham Road, Runcton Holme

PE33 0AD

£264k

1 Britton Close, Watlington

PE33 0JQ

4 bed1 bath
£341k

1 Barley Close, Watlington

PE33 0JD

4 bed1 bath
£346k

1 Cecil Close, Watlington

PE33 0JS

3 bed
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

Rail-style transport is unusually close for this postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.7 km

Watlington Rail Station — railway station.

Closest school

0.2 km

Watlington Community Primary School. 3 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 0HS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE33 0HS

Daytime· 07:00 – 23:00

46.1dB

Low
Night-time road noise heatmap for PE33 0HS

Night-time· 23:00 – 07:00

37.3dB

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 32 Downham Road, Watlington, King's Lynn, PE33 0HS. Each answer is also embedded as structured data for search engines.