Model valuation£417,0008 Busby Close
Local market context
2 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
4 sales on record1 planning record
Last sold (2006)
£178,750
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- PE8 6XT recent median£186,000
Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
4
Council tax
Band D
Why there's no estimate yet
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
Not available for this home yet
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What we hold for this home
We don't publish an estimate for 2 Willow Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE8 6XT.
What an estimate needs
Floor area
No EPC on record
Sales of this home
4 sales recorded, the latest in 2006
Recent sales in PE8 6XT
5 sales, median £186,000 (2026–2022)
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 | Not available | Analysed against comparable sales |
| Planning | 1 application | 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.
Sale price has at least doubled since 1996.
Sales timeline
5 September 2006Most recent
£178,750
+55.4%over 6 years19 June 2000
£115,000
+27.8%over 1 year23 May 1999
£89,990
+16.9%over 2 years20 December 1996
£77,000
Median price across the last 5 sales in PE8 6XT: £186,000 (2026–2022).
Nearby sales in PE8 6XT
10 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
Sold Jun 2026
£274,0003 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
£205,000
What this page doesn't show
1 potential issue has already been flagged for 2 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
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About 2 Willow Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Willow Lane is a four-bedroom property in Kings Cliffe, Peterborough, Peterborough (PE8 6XT). It has council tax band D.
It hasn't traded since September 2006, a hold of 20 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2010. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2006, sale prices on this property compounded at 9.1% per year.
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
- Bedrooms4
Before you decide
Everything you need to know about 2 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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 2 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT, sourced from the PlanIt planning register.
1 application on record at 2 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT
1decisions1extensions4documents1nearby
- Jul 2010ExtensionFullOutcome in report
Extension: Single storey · Rear of property
New garage and rear utility room leading to single storey sun room; proposed first floor extension to incorporate an additional bedroom
- Documents
- 4 docs on file
- Reference
- 10/01061/FUL
Unlock 2 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT'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 1 application on this property in full, plus 1 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
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Level 2 HomeBuyer Report
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.
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
£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
£638k
1 Black Swan Spinney, Wansford
PE8 6LE
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
- We don't publish an estimate for 2 Willow Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in PE8 6XT.
- 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 2 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
- There is no Energy Performance Certificate on the public register for 2 Willow Lane. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 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
- 2 Willow Lane 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 2 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT. Each answer is also embedded as structured data for search engines.
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