Model valuation£417,0008 Busby Close
Local market context
38 West Street, Kings Cliffe, Peterborough, PE8 6XA
3 planning records
Estimated value
£305,000
- Against PE8 6XA's recent median (£275,000)+11%
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
Habitable rooms
6
From EPC
Floor area
144 m²
1550 sq ft
Energy rating
E
Score 54
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
£305,000
- Against PE8 6XA's recent median (£275,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 38 West Street is modelled from its 144 m² EPC floor area, the absence of a 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
144 m² from the EPC lodged in August 2025
Sales of this home
No sale recorded since 1995
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.
38 West Street has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 38 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 38 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
38 West Street is a mid-terrace house in Kings Cliffe, Peterborough, Peterborough (PE8 6XA). It has a recorded floor area of 144 m² (around 1550 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2025) shows an E (score 54), well below the UK norm with real room to improve. When first surveyed in July 2015 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Good; while window efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 76), a 2-band jump.
At 144 m² the property is well over the postcode median (96 m² across 33 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 1 approved, 2 refused. Past consents include tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 38 West Street
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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.
38 West Street's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Aug 2025
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
6.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 August 2035
Property Improvements
Changes detected from historical EPC data
Aug 2025from Jul 2015
EPC improved fromF36toE54
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Hot Water
PoorAverage
Hot water efficiency improved
Windows
SecondaryFull Double
Windows upgraded, improving insulation
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 38 West Street, Kings Cliffe, Peterborough, PE8 6XA, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at 38 West Street, Kings Cliffe, Peterborough, PE8 6XA
3decisions2extensions42documents1nearby
Flagged:Demolition
- Jan 2021Tree WorksTreesOutcome in report
T1 - Birch - reduce lower lateral limbs by 1m; T2 - Eucalyptus - reduce crown by 4m; T3 - Beech - reduce crown by up to 2m
- Documents
- 2 docs on file
- Reference
- 20/01356/TCA/
- More recent applications — locked
- DemolitionJan 2021Decision
- DemolitionJan 2021Decision
Unlock 38 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 42 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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 floor area, 38 West Street stands well clear of the street.
EPC Rating
54 (E)
Street avg 55 (E)
Floor Area
144 m²
Street avg 115 m²
CO₂ Emissions
6.8 t/year
Street avg 6.2 t/year
Habitable Rooms
6 rooms
Street avg 5 rooms
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 £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£306k
1 Chapel Court, Main Street, Wittering
PE8 6HQ
£320k
1 Broadgate Way, Warmington
PE8 6UH
3 bed
£284k
1 Benson Place, Wittering
PE8 6EZ
£278k
1 Brownes Road, Wittering
PE8 6DB
£337k
1 Carysfort Close, Elton
PE8 6RW
2 bed
£338k
1 Beech Tree Close, Wittering
PE8 6DF
3 bed
£352k
1 Ash Close, Kings Cliffe
PE8 6YX
4 bed2 bath
£352k
1 Boxer Road, Wittering
PE8 6AE
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 38 West Street is modelled from its 144 m² EPC floor area, the absence of a 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. No sale is recorded for 38 West Street, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 38 West Street was lodged in August 2025 at band E and is valid until August 2035. 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 38 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
- 38 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 38 West Street, Kings Cliffe, Peterborough, PE8 6XA. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in PE8 6XASold prices, values and energy ratings for the postcode
- PE 8 property marketPrices, postcodes, schools and transport across the district
- 38 West Street, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales