Model valuation£417,0008 Busby Close
Local market context
34 West Street, Kings Cliffe, Peterborough, PE8 6XA
3 planning records
Estimated value
£462,000
- Since the 2017 sale (£380,000)+22%
- Against PE8 6XA's recent median (£275,000)+68%
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
3
Bathrooms
2
Floor area
95 m²
1018 sq ft
Energy rating
E
Score 53
Council tax
Band D
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
£462,000
- Against its 2017 sale (£380,000)+22%
- Against PE8 6XA's recent median (£275,000)+68%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 34 West Street is modelled from its 95 m² EPC floor area, its 1 recorded sale 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
95 m² from the EPC lodged in September 2010
Sales of this home
1 sale recorded, the latest in 2017
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 of 3 applications | 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.
34 West Street valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 July 2017Most recent
£380,000
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 34 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 34 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
34 West Street is a three-bedroom mid-terrace house in Kings Cliffe, Peterborough, Peterborough (PE8 6XA). It has a recorded floor area of 95 m² (around 1018 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (September 2010) shows an E (score 53), well below the UK norm with real room to improve. Earlier certificates rated it D (September 2010); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Good and lighting went from Average to Good; while wall efficiency dropped from Average to Very Poor and window efficiency dropped from Average to Poor. The recommended improvements would push it to D (score 61). The latest certificate is from September 2010, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe. Period features are noted in the property record.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include tree works and new windows, meaningful when judging how the property has evolved. Today's modelled estimate of £462,000 is 21.6% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£373/sq ft) was about 107.1% above the typical sold price in the postcode. Last changed hands 9 years ago, in July 2017.
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
- Bedrooms3
- Bathrooms2
- Open-plan layoutYes
- FireplaceYes
Outside
- Private gardenYes
- GarageDouble
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 34 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.
34 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 26 Sept 2020
Current Certificate(1 of 2)
Sept 2010
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 26 September 2020
Property Improvements
Changes detected from historical EPC data
Sept 2010from Sept 2010
EPC improved fromD61toE53
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
25%46%
More low energy lighting installed
Planning history
Applications and permits filed against 34 West Street, Kings Cliffe, Peterborough, PE8 6XA, sourced from the PlanIt planning register.
3 applications on record at 34 West Street, Kings Cliffe, Peterborough, PE8 6XA
3decisions15documents1nearby
- May 2018RenovationFullOutcome in report
Proposed replacement window and roof light to kitchen.
New Windows- Documents
- 10 docs on file
- Reference
- 18/00630/FUL
- More recent applications — locked
- Tree WorksSept 2020Decision
- Tree WorksJul 2018Decision
Unlock 34 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 (3 on record)
- All 3 applications on this property in full, plus 1 notable nearby
- The 15 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, 34 West Street stands well clear of the street.
Price per m²
£4,017
Street avg £2,535
Floor Area
95 m²
Street avg 116 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 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 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Bevan Close, Warmington
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£517k
1 Chapel Court, Wansford
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1 Broadhurst Road, Wittering
PE8 6AW
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£406k
1 Chapel Lane, Elton
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2 bed
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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 34 West Street is modelled from its 95 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 34 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 34 West Street was lodged in September 2010 at band E and expired in September 2020, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 34 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
- 34 West Street is in council tax band D. 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 34 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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- 34 West Street, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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