Model valuation£417,0008 Busby Close
Local market context
2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT
EPC B2 planning records
Estimated value
£417,000
- Since the 2009 sale (£140,000)+198%
- Against PE31 8LT's recent median (£415,000)0%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
148 m²
1593 sq ft
Energy rating
B
Score 83
Council tax
Band B
Tenure
Owner Occupied
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
£417,000
- Against its 2009 sale (£140,000)+198%
- Against PE31 8LT's recent median (£415,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 North Farm Cottages is modelled from its 148 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8LT. 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
148 m² from the EPC lodged in October 2018
Sales of this home
2 sales recorded, the latest in 2009
Recent sales in PE31 8LT
5 sales, median £415,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
2 North Farm Cottages's modelled value sits at over four times its earliest registered sale price (2005).
Sales timeline
11 June 2009Most recent
£140,000
+55.6%over 4 years31 January 2005
£90,000
Median price across the last 5 sales in PE31 8LT: £415,000 (2026–2021).
Nearby sales in PE31 8LT
Sylmond, Station Road, Docking, King's Lynn, PE31 8LT
Sold Jan 2026
£320,0003 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT
Sold Nov 2024
£275,00059 Station Road, Docking, King's Lynn, PE31 8LT
Sold Sept 2023
£440,000Westgate, Station Road, Docking, King's Lynn, PE31 8LT
Sold Sept 2022
£540,000Rivendell, Station Road, Docking, King's Lynn, PE31 8LT
Sold Dec 2021
£415,000
What this page doesn't show
1 potential issue has already been flagged for 2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT. 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
About 2 North Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 North Farm Cottages is a detached house in King's Lynn (PE31 8LT). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 2007 onwards and council tax band B. The latest certificate (October 2018) returns a B (score 83), comfortably above the UK average. When first surveyed in October 2008 the rating was C, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good, floor efficiency went from Good to Very Good and main heating went from Good to Very Good; while hot-water efficiency dropped from Good to Average. The recommended improvements would push it to A (score 92). Main heating runs on electricity: electricity, unspecified tariff.
Untraded for 17 years, with the last transfer in June 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 148 m² the property is well over the postcode median (95 m² across 18 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Across 2005–2009, sale prices on this property compounded at 10.7% per year. Today's modelled estimate of £417,000 sits 197.9% above the 2009 sale of £140,000. On a £-per-square-foot basis, the last sale (£88/sq ft) was about 55.4% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused.
Before you decide
Everything you need to know about 2 North Farm Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 8)
Oct 2018
EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Good
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 October 2028
Property Improvements
Changes detected from historical EPC data
Oct 2018from Oct 2008
EPC improved fromC80toB83
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
GasElectric
Changed to a more efficient fuel source
Hot Water
GoodAverage
Hot water efficiency decreased
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Floor Insulation
PartialInsulated
Floor insulation added or improved
Low Energy Lighting
12%100%
More low energy lighting installed
Planning history
Applications and permits filed against 2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT, sourced from the PlanIt planning register.
2 applications on record at 2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT
2decisions87documents15nearby
- Nov 2014FullOutcome in report
Proposed construction of two new dwellings and conversion of series of barns to 7 residential dwellings including demolition of 4 single storey outbuildings
- Documents
- 87 docs on file
- Reference
- 14/01310/F
- More recent applications — locked
- MixedOct 2016Decision
Unlock 2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 15 notable nearby
- The 87 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Station Road homes
Four headline reads against 18 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 2 North Farm Cottages runs comfortably ahead of the street norm.
Price per m²
£946
Street avg £2,889
Floor Area
148 m²
Street avg 101 m²
CO₂ Emissions
2.2 t/year
Street avg 5.2 t/year
Years Held
17 years
Street avg 9 years
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.
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
0.6 km
Docking Church of England Primary Academy and Nursery. 1 school nearby.
Nearest schools
- Docking Church of England Primary Academy and NurseryPrimary555m
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.
Road noise across the postcode
Modelled day and night-time noise levels around PE31 8LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
37.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
21st centuryDetached HouseEPC B
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.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Ayres Cottage, Walsingham Road, Burnham Thorpe
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1 Bradmere Lane, Docking
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 North Farm Cottages is modelled from its 148 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in PE31 8LT. 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 2 North Farm Cottages. 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 North Farm Cottages was lodged in October 2018 at band B and is valid until October 2028. 8 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 North Farm Cottages. 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 8LT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 North Farm Cottages is in council tax band B. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 North Farm Cottages, Station Road, Docking, King's Lynn, PE31 8LT. Each answer is also embedded as structured data for search engines.
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