Horsemans Cottage, Mill Hill Road, Boughton, King's Lynn, PE33 9AE

Horsemans Cottage is a three-bedroom semi-detached house in King's Lynn (PE33 9AE). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2020) shows an E (score 50), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2011); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Good to Average and main heating dropped from Good to Average. The recommended improvements would lift it to A (score 102), a 4-band jump. Main heating runs on oil. Other recorded features include a self-contained annexe.

At 74 m² it sits well below the postcode median (129 m² across 18 EPCs), making it one of the more compact homes locally. Most recent transfer: January 2022 at £320,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, a conservatory and partial demolition, meaningful when judging how the property has evolved. Across 1997–2022, sale prices on this property compounded at 8% per year. Today's modelled estimate of £361,000 is 12.8% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£402/sq ft) was about 123.9% above the typical sold price in the postcode.