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

1 planning record

Estimated value

£312,000

  • Since the 2012 sale (£172,000)+81%
  • Against PE31 8LS's recent median (£660,000)-53%

Newest record on this page: July 2024. 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
Habitable rooms
4
From EPC
Floor area
89 m²
959 sq ft
Energy rating
F
Score 30
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

£312,000

  • Against its 2012 sale (£172,000)+81%
  • Against PE31 8LS's recent median (£660,000)-53%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Hare Cottage is modelled from its 89 m² EPC floor area, its 2 recorded sales 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

    89 m² from the EPC lodged in November 2011

  • Sales of this home

    2 sales recorded, the latest in 2012

  • 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 applicationFull 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.

Hare Cottage has more than tripled in price since its earliest registered sale in 1996.

Sales timeline

  1. 3 April 2012Most recent

    £172,000

    +209.9%over 16 years

  2. 3 April 1996

    £55,500

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 Hare Cottage, 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 Hare Cottage

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

Hare Cottage is a semi-detached house in King's Lynn (PE31 8LS). It has a recorded floor area of 89 m² (around 959 sq ft) and construction records dating it to before 1900. The latest certificate (November 2011) shows an F (score 30), near the bottom of the EPC scale. The recommended improvements would push it to E (score 47). Main heating runs on oil. The latest certificate is from November 2011, so improvements made since then won't be reflected.

At 89 m² it's 27% smaller than the typical home in the postcode (122 m² median across 30 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2012, sale prices on this property compounded at 7.3% per year. Today's modelled estimate of £312,000 sits 81.4% above the 2012 sale of £172,000. One planning record on file: change of use to residential approved in 2002. Past consents include change of use to residential, meaningful when judging how the property has evolved. On the market in April 2012 and unlisted since — roughly 14 years.

Before you decide

Everything you need to know about Hare Cottage

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.

Hare Cottage 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 21 Nov 2021

Current Certificate
Nov 2011

EPC Rating

A
B
C
D
E
F
F30
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
9.7 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 21 November 2021

New assessment needed to sell or let
Planning

Planning history

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

1 application on record at Hare Cottage, Station Road, Docking, King's Lynn, PE31 8LS

1decisions15nearby
Flagged:Change of use
  1. Sept 2002
    Change of UseHeritage
    Outcome in report

    Change of use of public house to 2 dwellings

    Reference
    2/02/0581/LB
    Full record in report

Unlock Hare Cottage, 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 (1 on record)
  • All 1 application on this property in full, plus 15 notable nearby
  • What the pattern means for extending or converting here
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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.

EPC Rating for Hare Cottage lags the street by a wide margin.

Price per m²

£1,930

Street avg £2,991

Below

Floor Area

89 m²

Street avg 119 m²

Below

Habitable Rooms

4 rooms

Street avg 6 rooms

Below

CO₂ Emissions

9.7 t/year

Street avg 6.1 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 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

Victorian-eraSemi-Detached HouseEPC FPre-1919 buildNo mains gas

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · 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.
£320k

1 Chapel Yard, High Street, Docking

PE31 8NG

£298k

1 Barmer Cottages, Fakenham Road, Syderstone

PE31 8SP

3 bed2 bath
£330k

1 Choseley Road, Brancaster

PE31 8AY

£281k

1 2 Smallboro Row, Little Lane, Docking

PE31 8NT

3 bed1 bath
£360k

1 Brentwood, Brancaster Staithe

PE31 8BZ

£371k

1 Bernaleen Cottages, Station Road, Docking

PE31 8GY

£375k

1 Bell Meadows, Docking

PE31 8LA

£383k

1 Carr Terrace, Docking

PE31 8UA

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 Hare Cottage is modelled from its 89 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Hare Cottage. 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 Hare Cottage was lodged in November 2011 at band F and expired in November 2021, 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. 1 application is matched to Hare Cottage. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Hare Cottage, Station Road, Docking, King's Lynn, PE31 8LS. Each answer is also embedded as structured data for search engines.

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