Model valuation£417,0008 Busby Close
Local market context
42 West Street, Kings Cliffe, Peterborough, PE8 6XA
6 planning records
Estimated value
£788,000
- Against PE8 6XA's recent median (£275,000)+187%
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
9
From EPC
Floor area
365 m²
3931 sq ft
Energy rating
F
Score 37
Council tax
Band G
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
£788,000
- Against PE8 6XA's recent median (£275,000)+187%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 42 West Street is modelled from its 365 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
365 m² from the EPC lodged in September 2010
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 6 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.
42 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 42 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 42 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
42 West Street is a mid-terrace house in Kings Cliffe, Peterborough, Peterborough (PE8 6XA). It has a recorded floor area of 365 m² (around 3931 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (September 2010) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would push it to E (score 50). The latest certificate is from September 2010, so improvements made since then won't be reflected.
At 365 m² the property is well over the postcode median (96 m² across 33 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 6 planning records sit against the property, 4 approved, 1 refused. Past consents include new windows and tree works, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 42 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.
42 West Street 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 24 Sept 2020
Current Certificate
Sept 2010EPC Rating
A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Very Poor
CO2 Emissions
19.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 24 September 2020
Planning history
Applications and permits filed against 42 West Street, Kings Cliffe, Peterborough, PE8 6XA, sourced from the PlanIt planning register.
42 West Street has been through 4 approved planning applications — a well-evolved property.
6 applications on record at 42 West Street, Kings Cliffe, Peterborough, PE8 6XA
6decisions68documents1nearby
- Aug 2013Tree WorksTreesOutcome in report
T1 Maple - Felled
- Reference
- 13/01059/TCA/
- More recent applications — locked
- RenovationJun 2022Decision
- Tree WorksNov 2021Decision
+ 3 more applications in the report
Unlock 42 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 (6 on record)
- All 6 applications on this property in full, plus 1 notable nearby
- The 68 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 epc rating, 42 West Street runs well behind the street norm.
EPC Rating
37 (F)
Street avg 55 (D)
Floor Area
365 m²
Street avg 108 m²
CO₂ Emissions
19.0 t/year
Street avg 5.8 t/year
Habitable Rooms
9 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 FPre-1919 buildExtended multiple times (2+ extensions)
Because the property was built before 1919 and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£825k
1 Chapel Street, Warmington
PE8 6TR
£686k
1 Back Lane, Elton
PE8 6RH
5 bed2 bath
£638k
1 Black Swan Spinney, Wansford
PE8 6LE
4 bed2 bath
£633k
1 Bridge Street, Kings Cliffe
PE8 6XH
4 bed3 bath
£553k
1 Bosworth Close, Warmington
PE8 6WF
4 bed3 bath
£552k
1 Bridge End, Wansford
PE8 6JH
3 bed
£517k
1 Chapel Court, Wansford
PE8 6JF
4 bed2 bath
£505k
1 Bevan Close, Warmington
PE8 6WJ
4 bed3 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 42 West Street is modelled from its 365 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 42 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 42 West Street was lodged in September 2010 at band F and expired in September 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. 6 applications are matched to 42 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
- 42 West Street is in council tax band G. 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 42 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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- 42 West Street, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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