Model valuation£417,0008 Busby Close
Local market context
21 West Street, Kings Cliffe, Peterborough, PE8 6XB
3 sales on record10 planning records
Estimated value
£1,271,000
- Since the 2005 sale (£800,000)+59%
- Against PE8 6XB's recent median (£485,000)+162%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
6
Floor area
439 m²
4725 sq ft
Energy rating
F
Score 32
Council tax
Band G
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
£1,271,000
- Against its 2005 sale (£800,000)+59%
- Against PE8 6XB's recent median (£485,000)+162%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 West Street is modelled from its 439 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE8 6XB. 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
439 m² from the EPC lodged in March 2013
Sales of this home
3 sales recorded, the latest in 2005
Recent sales in PE8 6XB
5 sales, median £485,000 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 10 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.
21 West Street's estimated value is more than triple its earliest registered sale price (1999).
Sales timeline
30 August 2005Most recent
£800,000
-3.0%over 1 year8 October 2003
£825,000
+100.0%over 4 years18 April 1999
£412,406
Median price across the last 5 sales in PE8 6XB: £485,000 (2026–2022).
Nearby sales in PE8 6XB
29 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Apr 2026
£485,00023 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Mar 2025
£465,00071 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Oct 2024
£400,00043 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Aug 2023
£860,00043b, West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Mar 2022
£700,000
What this page doesn't show
1 potential issue has already been flagged for 21 West Street, Kings Cliffe, Peterborough, PE8 6XB. 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 21 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 West Street is a six-bedroom detached house in Kings Cliffe, Peterborough, Peterborough (PE8 6XB). It has a recorded floor area of 439 m² (around 4725 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (March 2013) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 64), a 2-band jump. The latest certificate is from March 2013, so improvements made since then won't be reflected. Other recorded features include a conservatory, a self-contained annexe, outbuildings and attached land beyond the plot.
Untraded for 21 years, with the last transfer in August 2005. At 439 m² the property is well over the postcode median (153 m² across 25 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 bedrooms is on the larger side for this postcode, where 4 is the typical count. Across 1999–2005, sale prices on this property compounded at 11% per year. Today's modelled estimate of £1,271,000 sits 58.9% above the 2005 sale of £800,000. On a £-per-square-foot basis, the last sale (£169/sq ft) was about 16.1% below the postcode norm. 10 planning records sit against the property, 9 approved, 0 refused. Past consents include tree works, an annexe, new windows and an extension, meaningful when judging how the property has evolved.
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
- Bedrooms6
- Dining roomYes
- Utility roomYes
- ConservatoryYes
Outside
- OutbuildingsYes
- LandYes
Before you decide
Everything you need to know about 21 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.
21 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 05 Mar 2023
Current Certificate
Mar 2013EPC Rating
A
B
C
D
E
F
F32
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
31.0 t/year
Occupancy
—
Certificate validity
Expired on 5 March 2023
Planning history
Applications and permits filed against 21 West Street, Kings Cliffe, Peterborough, PE8 6XB, sourced from the PlanIt planning register.
21 West Street has been through 9 approved planning applications — a well-evolved property.
10 applications on record at 21 West Street, Kings Cliffe, Peterborough, PE8 6XB
10decisions3extensions82documents1nearby
- Oct 2013Tree WorksTreesOutcome in report
Various works to trees in the front and rear gardens.
- Reference
- 13/01432/TCA/
- More recent applications — locked
- Tree WorksOct 2022Decision
- AnnexMay 2020Decision
+ 7 more applications in the report
Unlock 21 West Street, Kings Cliffe, Peterborough, PE8 6XB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (10 on record)
- All 10 applications on this property in full, plus 1 notable nearby
- The 82 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 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 21 West Street stands well clear of the street.
Price per m²
£1,822
Street avg £2,808
Floor Area
439 m²
Street avg 167 m²
Habitable Rooms
13 rooms
Street avg 6 rooms
CO₂ Emissions
31.0 t/year
Street avg 6.9 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
0.0 km
Clockmakers Cottage — bus stop.
Closest school
0.3 km
Kings Cliffe Endowed Primary School. 1 school nearby.
Nearest schools
- Kings Cliffe Endowed Primary SchoolPrimary308m
Nearest stops
- Clockmakers CottageBus stop34m
- King’s Cliffe Village DRTBus stop78m
- Kings ForestBus stop185m
- 63 West StreetBus stop217m
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 6XB 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-eraDetached HouseEPC FPre-1919 buildDetached over 300m²Permanent outbuildings
Because the property was built before 1919, is a large detached home over 300m², and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£686k
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5 bed2 bath
£638k
1 Black Swan Spinney, Wansford
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4 bed2 bath
£633k
1 Bridge Street, Kings Cliffe
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4 bed3 bath
£553k
1 Bosworth Close, Warmington
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4 bed3 bath
£517k
1 Chapel Court, Wansford
PE8 6JF
4 bed2 bath
£505k
1 Bevan Close, Warmington
PE8 6WJ
4 bed3 bath
£352k
1 Ash Close, Kings Cliffe
PE8 6YX
4 bed2 bath
£825k
1 Chapel Street, Warmington
PE8 6TR
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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 21 West Street is modelled from its 439 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in PE8 6XB. 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. 3 sales are recorded for 21 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 21 West Street was lodged in March 2013 at band F and expired in March 2023, 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. 10 applications are matched to 21 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 6XB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 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 21 West Street, Kings Cliffe, Peterborough, PE8 6XB. Each answer is also embedded as structured data for search engines.
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- Every home in PE8 6XBSold prices, values and energy ratings for the postcode
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