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20 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT

Estimated value

£259,000

  • Since the 1996 sale (£57,500)+350%
  • Against PE8 6XT's recent median (£186,000)+39%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
5
From EPC
Floor area
82 m²
883 sq ft
Energy rating
F
Score 37
Council tax
Band C
Tenure
Owner Occupied
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Valuation

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

£259,000

  • Against its 1996 sale (£57,500)+350%
  • Against PE8 6XT's recent median (£186,000)+39%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 20 Willow Lane is modelled from its 82 m² EPC floor area, its 1 recorded sale 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

    82 m² from the EPC lodged in October 2016

  • Sales of this home

    1 sale recorded, the latest in 1996

  • Recent sales in PE8 6XT

    5 sales, median £186,000 (2026–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

20 Willow Lane's modelled value sits at over four times its earliest registered sale price (1996).

Sales timeline

  1. 23 February 1996Most recent

    £57,500

Median price across the last 5 sales in PE8 6XT: £186,000 (2026–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for 20 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

Overview

About 20 Willow Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

20 Willow Lane is a detached house in Kings Cliffe, Peterborough, Peterborough (PE8 6XT). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (October 2016) shows an F (score 37), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since May 2014. Between certificates, lighting went from Very Poor to Average; while main heating dropped from Average to Poor. The recommended improvements would lift it to B (score 88), a 4-band jump. Main heating runs on oil.

Held since February 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £259,000 sits 350.4% above the 1996 sale of £57,500. On a £-per-square-foot basis, the last sale (£65/sq ft) was about 56.3% below the postcode norm.

Before you decide

Everything you need to know about 20 Willow Lane

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

20 Willow Lane 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 Oct 2026

Current Certificate(1 of 2)
Oct 2016

EPC Rating

A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
7.4 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 5 October 2026

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Oct 2016from May 2014
Heating Controls
FullProg + Stat

Heating controls changed

Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
0%33%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 20 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT, sourced from the PlanIt planning register.

20 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.

On the street

Versus other Willow Lane homes

Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.

20 Willow Lane is notably below the street on price per m².

Price per m²

£701

Street avg £2,079

Strongly below

Floor Area

82 m²

Street avg 89 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

Below

CO₂ Emissions

7.4 t/year

Street avg 4.2 t/year

Strongly below
Area

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.
Full Peterborough report

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.

Noise

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 road noise heatmap for PE8 6XT

Daytime· 07:00 – 23:00

43.6dB

Low
Night-time road noise heatmap for PE8 6XT

Night-time· 23:00 – 07:00

36.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC F

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£261k

1 Bone Mill Cottage, Old Oundle Road, Thornhaugh

PE8 6NW

£262k

1 Baldwin Close, Wittering

PE8 6EB

4 bed1 bath
£251k

1 Brock Close, Wittering

PE8 6HX

£249k

1 Abbotts Wood Cottages, Great North Road, Thornhaugh

PE8 6HJ

£242k

1 Burghley Avenue, Wittering

PE8 6DG

£278k

1 Brownes Road, Wittering

PE8 6DB

£284k

1 Benson Place, Wittering

PE8 6EZ

£224k

1 Broadhurst Road, Wittering

PE8 6AW

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 20 Willow Lane is modelled from its 82 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 20 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 20 Willow Lane was lodged in October 2016 at band F and expired in October 2026, so a new one is needed to sell or let. 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 20 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
20 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 20 Willow Lane, Kings Cliffe, Peterborough, PE8 6XT. Each answer is also embedded as structured data for search engines.

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