BEECH COTTAGE, BROOMSTHORPE ROAD, EAST RUDHAM, KING'S LYNN, PE31 8RG - £356,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

BEECH COTTAGE is a very small extended detached house of 102m², built sometime between 1991 and 1995, which could now be worth an estimated £341,716. It was last sold for £356,500 in October 2024, which was around 5% below the average October 2024 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was April 2024, where the current energy rating was D, and the potential energy rating was C.

BEECH COTTAGE Sold Prices

Land registry data shows four sales for BEECH COTTAGE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. All of the four BEECH COTTAGE sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2024 11 OCT	£356,500	£374,702	5% below HPI
2013 24 OCT	£164,000	£218,645	25% below HPI
2000 28 JAN	£69,950	£86,448	19% below HPI
1997 4 JUL	£56,750	£68,894	18% below HPI

BEECH COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the King's Lynn and West Norfolk local authority area over time, sourced from the HPI. The four BEECH COTTAGE sales between July 1997 and October 2024 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2013 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the October 2024 sale, where it rises to 5% below the HPI. The line then continues to track at 5% below the HPI.

What might BEECH COTTAGE be worth now?

BEECH COTTAGE might now be worth an estimated £341,716.

This is based on house price deflation of 4.1%, between October 2024 and August 2025, for detached houses, in the King's Lynn and West Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 4.1% deflationary decrease is applied to the most recent sale price for BEECH COTTAGE of £356,500 on 11th October 2024. For the value to have decreased from £356,500 to £341,716 over the one year and two months to August 2025, the following assumptions must hold true:

• The value of BEECH COTTAGE has moved in line with the HPI for detached houses in the King's Lynn and West Norfolk local authority area.
• The October 2024 sale price of £356,500 represented a fair market value for the property.
• The size, condition, and specification of BEECH COTTAGE has not materially changed since October 2024.

How Large is BEECH COTTAGE?

BEECH COTTAGE is 102m², which includes one extension, according to the EPC inspection conducted in April 2024. This puts it in the smallest 20% of detached houses houses in East Rudham, based on EPC data. The below chart shows the distribution of detached houses houses by size in East Rudham, and where BEECH COTTAGE lies on this distribution: 14% of detached houses houses are smaller than BEECH COTTAGE, and 86% of houses are larger. Note that EPC data is not available for all properties in East Rudham.

BEECH COTTAGE: Plot and Title Map

BEECH COTTAGE sits on a plot of roughly 0.075 of an acre, or 304m². The below map shows the location of BEECH COTTAGE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of BEECH COTTAGE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is BEECH COTTAGE?

BEECH COTTAGE is located on BROOMSTHORPE ROAD in EAST RUDHAM, in the PE31 postcode district. The below map shows the position of BEECH COTTAGE on BROOMSTHORPE ROAD.