What kind of home is 86a, West Street, PE8 6XA?

86a, West Street, PE8 6XA is a 5-bedroom mid-terrace house.

When did 86a, West Street, PE8 6XA last change hands?

86a, West Street, PE8 6XA last sold for £165,750 in September 2016, around 10 years ago. Before that, it sold for £48,500 in November 1997, so prices have been rising over 19 years on record. Source: HM Land Registry.

How has the value of 86a, West Street, PE8 6XA changed over time?

Across 2 sales between November 1997 and September 2016, 86a, West Street, PE8 6XA rose from £48,500 to £165,750, a change of £117,250. That works out to roughly +6.7% per year compounded over 19 years. Source: HM Land Registry.

What energy rating does 86a, West Street, PE8 6XA have?

The current EPC rating for 86a, West Street, PE8 6XA is D with a score of 65 out of 100, lodged in August 2016. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 86a, West Street, PE8 6XA?

86a, West Street, PE8 6XA has a recorded floor area of 52 m² (560 sq ft), around 10 m² per bedroom. That makes it about 50% smaller than the median EPC-recorded property in PE8 6XA. Source: EPC Register.

What heating system does 86a, West Street, PE8 6XA use?

The latest EPC at 86a, West Street, PE8 6XA records mains gas as the main heating fuel. Source: EPC Register.

Which area is 86a, West Street, PE8 6XA in?

86a, West Street, PE8 6XA sits in Kings Cliffe, Peterborough, Peterborough. It falls within the PE8 postcode district in Northamptonshire.

What is crime like near 86a, West Street, PE8 6XA?

Police records around 86a, West Street, PE8 6XA show an average of 66 reported crimes per month over the last 14 months. Violent crime makes up roughly 31% of reports, the most common category. The overall trend is falling (21% versus the prior period). Source: Police UK.

What schools are near 86a, West Street, PE8 6XA?

The closest primary school to 86a, West Street, PE8 6XA is Kings Cliffe Endowed Primary School (299m).

What is the nearest station to 86a, West Street, PE8 6XA?

The closest bus stop to 86a, West Street, PE8 6XA is Clockmakers Cottage, 59m away. In total there are 12 bus stops within the surrounding area.

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86a, West Street, Kings Cliffe, Peterborough, PE8 6XA

Extendable

Estimated value

£223,000

Since the 2016 sale (£165,750)+35%
Against PE8 6XA's recent median (£275,000)-19%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Mid terrace

Bedrooms

Floor area

52 m²

560 sq ft

Energy rating

Score 65

Tenure

Owner Occupied

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Valuation

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

£223,000

Against its 2016 sale (£165,750)+35%
Against PE8 6XA's recent median (£275,000)-19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 86a is modelled from its 52 m² EPC floor area, its 2 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
52 m² from the EPC lodged in August 2016
Sales of this home
2 sales recorded, the latest in 2016
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	None on this home	Full history, plus nearby schemes
Flood risk	Not shown	Included

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has grown by over 3x since 1997.

Sales timeline

5 September 2016Most recent
£165,750
+241.8%over 18 years
7 November 1997
£48,500

Median price across the last 5 sales in PE8 6XA: £275,000 (2025–2023).

Nearby sales in PE8 6XA

Risks

What this page doesn't show

1 potential issue has already been flagged for 86a, 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

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Overview

About 86a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

86a is a five-bedroom mid-terrace house in Kings Cliffe, Peterborough, Peterborough (PE8 6XA). It has a recorded floor area of 52 m² (around 560 sq ft) and construction records dating it to before 1900. The latest certificate (August 2016) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. The latest certificate is from August 2016, so improvements made since then won't be reflected. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.

At 52 m² it sits well below the postcode median (103 m² across 33 EPCs), making it one of the more compact homes locally. Across 1997–2016, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £223,000 is 34.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£296/sq ft) was about 63.4% above the typical sold price in the postcode. 10 years since the last transfer (September 2016).

Specifications

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

Bedrooms5
Dining roomYes
FireplaceYes

Building

Period featuresYes
Extension potentialPossible

Before you decide

Everything you need to know about 86a

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 21 Aug 2026

Current Certificate

Aug 2016

EPC Rating

D65

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

2.6 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 21 August 2026

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against 86a, West Street, Kings Cliffe, Peterborough, PE8 6XA, sourced from the PlanIt planning register.

86a has no planning applications on record.

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other West Street homes

Four headline reads against 33 similar houses on this street, drawn from the latest EPC and Land Registry data.

86a is notably below the street on floor area.

Price per m²

£3,188

Street avg £2,565

Above

Floor Area

52 m²

Street avg 117 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

2.6 t/year

Street avg 6.3 t/year

Strongly above

Area

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.

Full Peterborough report

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.

Noise

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

Low

Night-time road noise heatmap for PE8 6XA

Night-time· 23:00 – 07:00

36.3dB

Low

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 DPre-1919 build

Because the property was built before 1919, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£262k

1 Baldwin Close, Wittering

PE8 6EB

4 bed1 bath

£686k

1 Back Lane, Elton

PE8 6RH

5 bed2 bath

£352k

1 Ash Close, Kings Cliffe

PE8 6YX

4 bed2 bath

£224k

1 Broadhurst Road, Wittering

PE8 6AW

3 bed1 bath

£505k

1 Bevan Close, Warmington

PE8 6WJ

4 bed3 bath

£517k

1 Chapel Court, Wansford

PE8 6JF

4 bed2 bath

£553k

1 Bosworth Close, Warmington

PE8 6WF

4 bed3 bath

£633k

1 Bridge Street, Kings Cliffe

PE8 6XH

4 bed3 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 86a is modelled from its 52 m² EPC floor area, its 2 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. 2 sales are recorded for 86a. 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 86a was lodged in August 2016 at band D and expired in August 2026, 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. None is matched to 86a. 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 86a, West Street, Kings Cliffe, Peterborough, PE8 6XA. Each answer is also embedded as structured data for search engines.

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86a, West Street, Kings Cliffe, Peterborough, PE8 6XA

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in PE8 6XA

Inside

Building

Everything you need to know about 86a

EPC Expired

EPC Rating

Nearest schools

Nearest stops

Most reported crime locally

Level 3 Building Survey

1 Baldwin Close, Wittering

1 Back Lane, Elton

1 Ash Close, Kings Cliffe

1 Broadhurst Road, Wittering

1 Bevan Close, Warmington

1 Chapel Court, Wansford

1 Bosworth Close, Warmington

1 Bridge Street, Kings Cliffe

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