Model valuation£417,0008 Busby Close
Local market context
116 West Street, Kings Cliffe, Peterborough, PE8 6XA
7 sales on record1 planning record
Estimated value
£173,000
- Since the 2023 sale (£130,855)+32%
- Against PE8 6XA's recent median (£275,000)-37%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Floor area
72 m²
775 sq ft
Energy rating
E
Score 53
Council tax
Band C
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
£173,000
- Against its 2023 sale (£130,855)+32%
- Against PE8 6XA's recent median (£275,000)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 116 West Street is modelled from its 72 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in PE8 6XA. 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
72 m² from the EPC lodged in February 2010
Sales of this home
7 sales recorded, the latest in 2023
Recent sales in PE8 6XA
5 sales, median £275,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
116 West Street has more than tripled in price since its earliest registered sale in 1998.
Sales timeline
27 March 2023Most recent
£130,855
-34.6%over 8 years25 September 2014
£200,000
+31.6%over 3 years4 February 2011
£152,000
+42.1%over 8 years27 June 2002
£107,000
+20.2%over 1 year3 August 2000
£89,000
+11.3%over 1 year2 June 1999
£79,995
+116.2%11 December 1998
£37,000
Median price across the last 5 sales in PE8 6XA: £275,000 (2025–2023).
Nearby sales in PE8 6XA
114 West Street, Kings Cliffe, Peterborough, PE8 6XA
Sold Nov 2025
£250,00016 West Street, Kings Cliffe, Peterborough, PE8 6XA
Sold Oct 2025
£650,00068 West Street, Kings Cliffe, Peterborough, PE8 6XA
Sold Jun 2024
£275,00062 West Street, Kings Cliffe, Peterborough, PE8 6XA
Sold Mar 2023
£120,00048 West Street, Kings Cliffe, Peterborough, PE8 6XA
Sold Mar 2023
£335,000
What this page doesn't show
1 potential issue has already been flagged for 116 West Street, Kings Cliffe, Peterborough, PE8 6XA. 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 116 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
116 West Street is a two-bedroom mid-terrace house in Kings Cliffe, Peterborough, Peterborough (PE8 6XA). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (February 2010) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 55). The latest certificate is from February 2010, so improvements made since then won't be reflected. Period features are noted in the property record.
At 72 m² it sits well below the postcode median (103 m² across 33 EPCs), making it one of the more compact homes locally. Most recent transfer: March 2023 at £130,855. Across the public record there are 7 sales, relatively high churn for a single property. Across 1998–2023, sale prices on this property compounded at 5.3% per year. Today's modelled estimate of £173,000 is 32.2% above the 2023 sale price. One historical planning record sits against the property in 2007.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Utility roomYes
- CloakroomYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Period featuresYes
Before you decide
Everything you need to know about 116 West Street
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
116 West Street's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Feb 2020
Current Certificate
Feb 2010EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 9 February 2020
Planning history
Applications and permits filed against 116 West Street, Kings Cliffe, Peterborough, PE8 6XA, sourced from the PlanIt planning register.
1 application on record at 116 West Street, Kings Cliffe, Peterborough, PE8 6XA
1decisions5documents1nearby
- Mar 2007RenovationFullOutcome in report
Roof light to rear.
- Documents
- 5 docs on file
- Reference
- 06/02459/FUL
Unlock 116 West Street, Kings Cliffe, Peterborough, PE8 6XA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other West Street homes
Four headline reads against 33 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 116 West Street runs well behind the street norm.
Price per m²
£1,818
Street avg £2,613
Floor Area
72 m²
Street avg 117 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.8 t/year
Street avg 6.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Peterborough district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
66/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Clockmakers Cottage — bus stop.
Closest school
0.3 km
Kings Cliffe Endowed Primary School. 1 school nearby.
Nearest schools
- Kings Cliffe Endowed Primary SchoolPrimary299m
Nearest stops
- Clockmakers CottageBus stop59m
- King’s Cliffe Village DRTBus stop106m
- 63 West StreetBus stop190m
- Kings ForestBus stop193m
Most reported crime locally
- Violence & Sexual Offences290 reports31%
- Anti-social Behaviour203 reports22%
- Criminal Damage & Arson95 reports10%
- Vehicle Crime93 reports10%
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 PE8 6XA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
36.3dB
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
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£410k
1 Buntings Lane, Warmington
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1 Bridge End, Wansford
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£262k
1 Baldwin Close, Wittering
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4 bed1 bath
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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 116 West Street is modelled from its 72 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in PE8 6XA. 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. 7 sales are recorded for 116 West Street. 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 116 West Street was lodged in February 2010 at band E and expired in February 2020, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 116 West Street. 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 14 months, which places each incident at an approximate point. The 1 school and 12 stops listed are measured in a straight line from PE8 6XA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 116 West Street is in council tax band C. 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 116 West Street, Kings Cliffe, Peterborough, PE8 6XA. Each answer is also embedded as structured data for search engines.
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- Every home in PE8 6XASold prices, values and energy ratings for the postcode
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- 116 West Street, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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