Model valuation£417,0008 Busby Close
Local market context
23 West Street, Kings Cliffe, Peterborough, PE8 6XB
5 sales on record2 planning records
Estimated value
£450,000
- Since the 2025 sale (£465,000)-3%
- Against PE8 6XB's recent median (£485,000)-7%
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
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
168 m²
1808 sq ft
Energy rating
D
Score 57
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
£450,000
- Against its 2025 sale (£465,000)-3%
- Against PE8 6XB's recent median (£485,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 West Street is modelled from its 168 m² EPC floor area, its 5 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
168 m² from the EPC lodged in October 2023
Sales of this home
5 sales recorded, the latest in 2025
Recent sales in PE8 6XB
5 sales, median £485,000 (2026–2020)
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 2 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.
23 West Street has more than quadrupled in price since its earliest registered sale in 2000.
Sales timeline
30 March 2025Most recent
£465,000
+13.4%over 6 years11 February 2019
£410,000
+12.3%over 11 years28 June 2007
£365,000
+386.7%over 1 year27 July 2005
£75,000
+87.5%over 4 years11 December 2000
£40,000
Median price across the last 5 sales in PE8 6XB: £485,000 (2026–2020).
Nearby sales in PE8 6XB
29 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Apr 2026
£485,00071 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
£700,00025 West Street, Kings Cliffe, Peterborough, PE8 6XB
Sold Dec 2020
£427,000
What this page doesn't show
1 potential issue has already been flagged for 23 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 23 West Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 West Street is a three-bedroom semi-detached house in Kings Cliffe, Peterborough, Peterborough (PE8 6XB). It has a recorded floor area of 168 m² (around 1808 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (October 2023) shows a D (score 57), a step below the typical UK home. When first surveyed in April 2013 the rating was E, the property has climbed 1 band since. Between certificates, lighting went from Poor to Very Good. The recommended improvements would lift it to B (score 87), a 2-band jump. Other recorded features include outbuildings. Period features are noted in the property record.
Most recent transfer was March 2025 at £465,000 — fresh data. Across the public record there are 5 sales, relatively high churn for a single property. Across 2000–2025, sale prices on this property compounded at 10.6% per year. On a £-per-square-foot basis, the last sale (£257/sq ft) was about 46.9% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 0 refused.
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
- FireplaceYes
Outside
- Private gardenSouth-facing
- ParkingOff road
- OutbuildingsYes
Building
- Period featuresYes
Before you decide
Everything you need to know about 23 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.
23 West Street's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2023
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
8.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 October 2033
Property Improvements
Changes detected from historical EPC data
Oct 2023from Apr 2013
EPC improved fromE54toD57
Low Energy Lighting
20%100%
More low energy lighting installed
Planning history
Applications and permits filed against 23 West Street, Kings Cliffe, Peterborough, PE8 6XB, sourced from the PlanIt planning register.
2 applications on record at 23 West Street, Kings Cliffe, Peterborough, PE8 6XB
1 live now1decisions15documents1nearby
- Feb 2002ConversionFullOutcome in report
Conversion to dwelling with double garage (revised scheme).
- Reference
- 01/01065/FUL
- More recent applications — locked
- RenovationMar 2026Decision
Unlock 23 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 (1 on record)
- All 2 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 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 23 West Street runs well behind the street norm.
Price per m²
£2,768
Street avg £2,740
Floor Area
168 m²
Street avg 179 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
8.6 t/year
Street avg 7.9 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-eraSemi-Detached HouseEPC DPre-1919 buildPermanent outbuildings
Because the property was built before 1919 and has permanent outbuildings, 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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£406k
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2 bed
£224k
1 Broadhurst Road, Wittering
PE8 6AW
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1 Bevan Close, Warmington
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1 Chapel Court, Wansford
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4 bed2 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 23 West Street is modelled from its 168 m² EPC floor area, its 5 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. 5 sales are recorded for 23 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 23 West Street was lodged in October 2023 at band D and is valid until October 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 23 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
- 23 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 23 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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- 23 West Street, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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