Model valuation£417,0008 Busby Close
Local market context
16 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Estimated value
£275,000
- Since the 2022 sale (£245,000)+12%
- Against PE8 6XS's recent median (£210,000)+31%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
93 m²
1001 sq ft
Energy rating
C
Score 69
Council tax
Band B
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
£275,000
- Against its 2022 sale (£245,000)+12%
- Against PE8 6XS's recent median (£210,000)+31%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Kings Forest is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE8 6XS. 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
93 m² from the EPC lodged in November 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in PE8 6XS
5 sales, median £210,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Latest sale on 16 Kings Forest was the highest on Land Registry record across the postcode.
Sales timeline
16 December 2022Most recent
£245,000
Median price across the last 5 sales in PE8 6XS: £210,000 (2025–2019).
Nearby sales in PE8 6XS
3 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Sold Mar 2025
£150,00020 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Sold Jul 2023
£210,00028 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Sold Oct 2022
£230,0006 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Sold Sept 2022
£230,00010 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS
Sold Dec 2017
£160,000
What this page doesn't show
1 potential issue has already been flagged for 16 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS. 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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About 16 Kings Forest
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Kings Forest is a three-bedroom semi-detached house in Kings Cliffe, Peterborough, Peterborough (PE8 6XS). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (November 2022) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 84).
Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Today's modelled estimate of £275,000 is 12.2% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£245/sq ft) was about 35% above the typical sold price in the postcode. Last sale on file: £245,000 in December 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bathrooms1
- Dining roomYes
Outside
- Private gardenSouth-east-facing
- ParkingOff street
Building
- Heating systemGas fired
- RefurbishedYes
Before you decide
Everything you need to know about 16 Kings Forest
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Current Certificate
Nov 2022EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 November 2032
Planning history
Applications and permits filed against 16 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS, sourced from the PlanIt planning register.
16 Kings Forest has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Kings Forest homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
16 Kings Forest outperforms the street on price per m² by a wide margin.
Price per m²
£2,634
Street avg £2,109
Floor Area
93 m²
Street avg 90 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
3.5 t/year
Street avg 4.5 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
Middle School — bus stop.
Closest school
0.1 km
Kings Cliffe Endowed Primary School. 1 school nearby.
Nearest schools
- Kings Cliffe Endowed Primary SchoolPrimary64m
Nearest stops
- Middle SchoolBus stop43m
- Kings ForestBus stop141m
- Royces LaneBus stop175m
- King's Cliffe Primary SchoolBus stop263m
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 6XS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
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 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · 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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1 Baldwin Close, Wittering
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£552k
1 Bridge End, Wansford
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£337k
1 Carysfort Close, Elton
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£352k
1 Ash Close, Kings Cliffe
PE8 6YX
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 16 Kings Forest is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE8 6XS. 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. 1 sale is recorded for 16 Kings Forest. 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 16 Kings Forest was lodged in November 2022 at band C and is valid until November 2032. 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 16 Kings Forest. 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 6XS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Kings Forest is in council tax band B. 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 16 Kings Forest, Kings Cliffe, Peterborough, PE8 6XS. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PE8 6XSSold prices, values and energy ratings for the postcode
- PE 8 property marketPrices, postcodes, schools and transport across the district
- 16 Kings Forest, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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