KESTREL COTTAGE, GAYTON ROAD, EAST WINCH, KING'S LYNN, PE32 1NW - £285,000

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.

KESTREL COTTAGE is a large extended semi-detached house of 108m², built sometime before 1900, which could now be worth an estimated £281,808. It was last sold for £285,000 in July 2022, which was around 17% above the average July 2022 semi-detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was August 2015, where the current energy rating was F, and the potential energy rating was C.

KESTREL COTTAGE Sold Prices

Land registry data shows four sales for KESTREL COTTAGE since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. All of the four KESTREL COTTAGE sales were for above 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
2022 15 JUL	£285,000	£243,572	17% above HPI
2016 29 MAR	£214,950	£172,105	25% above HPI
2006 30 MAR	£172,500	£128,202	35% above HPI
2003 25 JUL	£156,000	£103,721	50% above HPI

KESTREL COTTAGE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the King's Lynn and West Norfolk local authority area over time, sourced from the HPI. The four KESTREL COTTAGE sales between July 2003 and July 2022 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 March 2016 sale was for 25% above the HPI. So the extrapolation line tracks at 25% above the HPI over time, until the July 2022 sale, where it falls to 17% above the HPI. The line then continues to track at 17% above the HPI.

What might KESTREL COTTAGE be worth now?

KESTREL COTTAGE might now be worth an estimated £281,808.

This is based on house price deflation of 1.1%, between July 2022 and August 2025, for semi-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 1.1% deflationary decrease is applied to the most recent sale price for KESTREL COTTAGE of £285,000 on 15th July 2022. For the value to have decreased from £285,000 to £281,808 over the two years and eleven months to August 2025, the following assumptions must hold true:

• The value of KESTREL COTTAGE has moved in line with the HPI for semi-detached houses in the King's Lynn and West Norfolk local authority area.
• The July 2022 sale price of £285,000 represented a fair market value for the property.
• The size, condition, and specification of KESTREL COTTAGE has not materially changed since July 2022.

How Large is KESTREL COTTAGE?

KESTREL COTTAGE is 108m², which includes one extension, according to the EPC inspection conducted in August 2015. This puts it in the largest 30% of semi-detached houses houses in East Winch, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in East Winch, and where KESTREL COTTAGE lies on this distribution: 76% of semi-detached houses houses are smaller than KESTREL COTTAGE, and 21% of houses are larger. Note that EPC data is not available for all properties in East Winch.

KESTREL COTTAGE: Plot and Title Map

KESTREL COTTAGE sits on a plot of roughly 0.069 of an acre, or 281m². The below map shows the location of KESTREL 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 KESTREL 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 KESTREL COTTAGE?

KESTREL COTTAGE is located on GAYTON ROAD in EAST WINCH, in the PE32 postcode district. The below map shows the position of KESTREL COTTAGE on GAYTON ROAD.