Model valuation£417,0008 Busby Close
Local market context
10 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
4 sales on record
Estimated value
£283,000
- Since the 2026 sale (£274,000)+3%
- Against PE8 6XT's recent median (£186,000)+52%
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
71 m²
764 sq ft
Energy rating
C
Score 71
Council tax
Band C
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
£283,000
- Against its 2026 sale (£274,000)+3%
- Against PE8 6XT's recent median (£186,000)+52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Willow Lane is modelled from its 71 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE8 6XT. 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
71 m² from the EPC lodged in April 2026
Sales of this home
4 sales recorded, the latest in 2026
Recent sales in PE8 6XT
5 sales, median £186,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2026 | 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 10 Willow Lane was the highest on Land Registry record across the postcode.
Sales timeline
4 June 2026Most recent
£274,000
+66.6%over 16 years8 October 2009
£164,500
+26.6%over 6 years19 August 2003
£129,950
+64.5%over 2 years16 February 2001
£79,000
Median price across the last 5 sales in PE8 6XT: £186,000 (2024–2021).
Nearby sales in PE8 6XT
3 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold May 2024
£186,00014 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold Dec 2023
£150,0004 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold Sept 2022
£245,00022 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold Jul 2015
£205,0009 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold Apr 2014
£105,000
What this page doesn't show
1 potential issue has already been flagged for 10 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT. 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 10 Willow Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Willow Lane is a detached house in Kings Cliffe, Peterborough, Peterborough (PE8 6XT). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (April 2026) shows a C (score 71). When first surveyed in February 2022 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and main heating went from Average to Good; while window efficiency dropped from Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
A recent sale: £274,000 in June 2026. Across 2001–2026, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£359/sq ft) was about 203% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 10 Willow Lane
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Feb 2022
EPC improved fromD62toC71
Main Fuel
OilGas
Switched from oil to mains gas, reducing emissions and costs
Hot Water
AverageGood
Hot water efficiency improved
Planning history
Applications and permits filed against 10 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT, sourced from the PlanIt planning register.
10 Willow Lane 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 Willow Lane homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 10 Willow Lane stands well clear of the street.
Price per m²
£3,859
Street avg £1,729
Floor Area
71 m²
Street avg 90 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.5 t/year
Street avg 4.6 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
0.1 km
Kings Forest — bus stop.
Closest school
0.1 km
Kings Cliffe Endowed Primary School. 1 school nearby.
Nearest schools
- Kings Cliffe Endowed Primary SchoolPrimary113m
Nearest stops
- Kings ForestBus stop80m
- Middle SchoolBus stop99m
- Clockmakers CottageBus stop173m
- King’s Cliffe Village DRTBus stop173m
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 6XT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.6dB
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
Late 20th centuryDetached HouseEPC C
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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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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 10 Willow Lane is modelled from its 71 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PE8 6XT. 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. 4 sales are recorded for 10 Willow Lane. 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 10 Willow Lane was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 10 Willow Lane. 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 6XT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Willow Lane is in council tax band C. 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 10 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT. Each answer is also embedded as structured data for search engines.
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- Every home in PE8 6XTSold prices, values and energy ratings for the postcode
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- 10 Willow Lane, Kings Cliffe, Peterborough valuationHow the estimate is built and what moves it
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