Model valuation£417,0008 Busby Close
Local market context
Beech Tree Cottage, High Street, Docking, King's Lynn, PE31 8NG
1 planning record
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
111 m²
1195 sq ft
Energy rating
C
Score 71
Council tax
Band D
Tenure
Owner Occupied
About Beech Tree Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech Tree Cottage is a three-bedroom semi-detached house in King's Lynn (PE31 8NG). It has a recorded floor area of 111 m² (around 1195 sq ft), construction records dating it to 2003-2006 and council tax band D. Period features are noted in the property record. The latest certificate (May 2023) shows a C (score 71). The recommended improvements would push it to B (score 83). Main heating runs on oil.
Held since June 2006 — that's 20 years off the open market, well above the local norm. Today's modelled estimate of £398,000 sits 61.5% above the 2006 sale of £246,450. One historical planning record sits against the property in 2015. The record references conservation-area consent, which constrain future alterations. Its energy rating outperforms most of the postcode (better than 73% of similar EPCs).
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
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenYes
- GarageYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Beech Tree Cottage
The true value, the hidden risks and the full sale history, in one report.
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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
May 2023EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 29 May 2033
Get a survey for this property
Level 3 Building Survey
21st centurySemi-Detached HouseEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
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Planning history
Applications and permits filed against Beech Tree Cottage, High Street, Docking, King's Lynn, PE31 8NG, sourced from the PlanIt planning register.
Beech Tree Cottage sits within a conservation area — exterior works face additional planning controls.
1 application on record at Beech Tree Cottage, High Street, Docking, King's Lynn, PE31 8NG
1decisions5documents15nearby
Flagged:Conservation area
- Feb 2015Tree WorksTreesOutcome in report
T1 Beech - Reduce height and reshape crown by up to 4m. T2 T3 T4 Scots Pine - Fell to ground level within Conservation Area
Conservation Area- Documents
- 5 docs on file
- Reference
- 15/00006/TREECA
Unlock Beech Tree Cottage, High Street, Docking, King's Lynn, PE31 8NG's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 15 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Beech Tree Cottage valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£398,000
Modelled from EPC, postcode comparables.
Last sold (2006)
£246,450
Recorded with HM Land Registry.
Sales timeline
1 June 2006Most recent
£246,450
Median price across the last 5 sales in PE31 8NG: £350,000 (2024–2015).
Nearby sales in PE31 8NG
Great Bustards, High Street, Docking, King's Lynn, PE31 8NG
Sold Oct 2024
£405,000Medway, High Street, Docking, King's Lynn, PE31 8NG
Sold Jun 2024
£350,000Holly House, High Street, Docking, King's Lynn, PE31 8NG
Sold Oct 2021
£775,0003 Chapel Yard, High Street, Docking, King's Lynn, PE31 8NG
Sold May 2021
£312,000Keepers Cottage, High Street, Docking, King's Lynn, PE31 8NG
Sold Oct 2015
£250,000
Versus other High Street homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Beech Tree Cottage runs comfortably ahead of the street norm.
Price per m²
£2,220
Street avg £2,800
Floor Area
111 m²
Street avg 115 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.2 t/year
Street avg 7.3 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£383k
1 Carr Terrace, Docking
PE31 8UA
3 bed1 bath
£450k
1 Branodunum, Brancaster
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£457k
1 Ayres Cottage, Walsingham Road, Burnham Thorpe
PE31 8HN
3 bed1 bath
£298k
1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
3 bed2 bath
£281k
1 2 Smallboro Row, Little Lane, Docking
PE31 8NT
3 bed1 bath
£402k
1 Bennett Mews, Docking
PE31 8FS
2 bed2 bath
£422k
1 Anchorage View, Brancaster
PE31 8XD
2 bed
£775k
1 Church Row Cottages, Church Walk, Burnham Market
PE31 8DH
3 bed2 bath
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
0.3 km
Docking Church of England Primary Academy and Nursery. 1 school nearby.
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 8NG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.0dB
Night-time· 23:00 – 07:00
38.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Beech Tree Cottage, High Street, Docking, King's Lynn, PE31 8NG. Each answer is also embedded as structured data for search engines.