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2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS

5 planning records

Estimated value

£513,000

  • Since the 2006 sale (£330,000)+55%
  • Against PE31 8LS's recent median (£660,000)-22%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Floor area
173 m²
1862 sq ft
Energy rating
C
Score 71
Council tax
Band E
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

£513,000

  • Against its 2006 sale (£330,000)+55%
  • Against PE31 8LS's recent median (£660,000)-22%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Hare House is modelled from its 173 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8LS. 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

    173 m² from the EPC lodged in April 2012

  • Sales of this home

    1 sale recorded, the latest in 2006

  • Recent sales in PE31 8LS

    5 sales, median £660,000 (2024–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull 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.

2 Hare House valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 25 October 2006Most recent

    £330,000

Median price across the last 5 sales in PE31 8LS: £660,000 (2024–2023).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS. 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 2 Hare House

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

2 Hare House is a three-bedroom semi-detached house in King's Lynn (PE31 8LS). It has a recorded floor area of 173 m² (around 1862 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (April 2012) shows a C (score 71). The recommended improvements would push it to B (score 83). Main heating runs on oil. The latest certificate is from April 2012, so improvements made since then won't be reflected.

It hasn't traded since October 2006, a hold of 20 years that's notably long for the area. At 173 m² the property is well over the postcode median (119 m² across 30 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 77% of similar EPCs). Today's modelled estimate of £513,000 sits 55.5% above the 2006 sale of £330,000. 5 planning records sit against the property, 3 approved, 0 refused. Past consents include new windows and an extension, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.

Specifications

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

  • Bedrooms3
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageDouble

Building

  • Heating systemOil
  • RefurbishedYes
Before you decide

Everything you need to know about 2 Hare House

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.

2 Hare House's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 30 Apr 2022

Current Certificate
Apr 2012

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 30 April 2022

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS, sourced from the PlanIt planning register.

2 Hare House has multiple listed-building consents on file — alterations need formal heritage approval.

5 applications on record at 2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS

1 live now
4decisions3extensions68documents15nearby
Flagged:Listed building
  1. Apr 2025
    ExtensionFull
    Outcome in report

    HOUSEHOLDER-Erection of dining room extension between main house and kitchen and construction of bedroom suite in existing garage space.

    Documents
    23 docs on file
    Reference
    25/00253/F
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. RenovationDecision

+ 2 more applications in the report

Unlock 2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 5 applications on this property in full, plus 15 notable nearby
  • The 68 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Station Road homes

Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Hare House outperforms the street on floor area by a wide margin.

Price per m²

£1,908

Street avg £2,992

Strongly below

Floor Area

173 m²

Street avg 116 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

6.0 t/year

Street avg 6.2 t/year

On par
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the King's Lynn district page.
Full King's Lynn report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

50/mo

Falling year-on-year across the wider district.

Closest school

0.3 km

Docking Church of England Primary Academy and Nursery. 1 school nearby.

Nearest schools

  • Docking Church of England Primary Academy and NurseryPrimary338m

Most reported crime locally

  • Violence & Sexual Offences298 reports46%
  • Anti-social Behaviour89 reports14%
  • Criminal Damage & Arson64 reports10%
  • Other Theft52 reports8%

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 PE31 8LS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for PE31 8LS

Daytime· 07:00 – 23:00

46.6dB

Low
Night-time road noise heatmap for PE31 8LS

Night-time· 23:00 – 07:00

38.8dB

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 3 Building Survey

21st centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)No mains gas

Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£457k

1 Ayres Cottage, Walsingham Road, Burnham Thorpe

PE31 8HN

3 bed1 bath
£450k

1 Branodunum, Brancaster

PE31 8AL

3 bed
£383k

1 Carr Terrace, Docking

PE31 8UA

3 bed1 bath
£775k

1 Church Row Cottages, Church Walk, Burnham Market

PE31 8DH

3 bed2 bath
£298k

1 Barmer Cottages, Fakenham Road, Syderstone

PE31 8SP

3 bed2 bath
£529k

1 Beechwood Court, The Street, Syderstone

PE31 8TR

4 bed2 bath
£281k

1 2 Smallboro Row, Little Lane, Docking

PE31 8NT

3 bed1 bath
£422k

1 Anchorage View, Brancaster

PE31 8XD

2 bed

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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 2 Hare House is modelled from its 173 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8LS. 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 2 Hare House. 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 2 Hare House was lodged in April 2012 at band C and expired in April 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to 2 Hare House. 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 13 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from PE31 8LS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Hare House is in council tax band E. 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 2 Hare House, Station Road, Docking, King's Lynn, PE31 8LS. Each answer is also embedded as structured data for search engines.

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