Model valuation£417,0008 Busby Close
Local market context
Garford Lea, High Street, Docking, King's Lynn, PE31 8NG
Extendable
Estimated value
£374,000
- Since the 2002 sale (£50,000)+648%
- Against PE31 8NG's recent median (£350,000)+7%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
124 m²
1335 sq ft
Energy rating
E
Score 47
Council tax
Band D
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
£374,000
- Against its 2002 sale (£50,000)+648%
- Against PE31 8NG's recent median (£350,000)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Garford Lea is modelled from its 124 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8NG. 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
124 m² from the EPC lodged in May 2024
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in PE31 8NG
5 sales, median £350,000 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Garford Lea's modelled value sits at over four times its earliest registered sale price (2002).
Sales timeline
27 April 2002Most recent
£50,000
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
What this page doesn't show
1 potential issue has already been flagged for Garford Lea, High Street, Docking, King's Lynn, PE31 8NG. 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
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About Garford Lea
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Garford Lea is a three-bedroom detached house in King's Lynn (PE31 8NG). It has a recorded floor area of 124 m² (around 1335 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (May 2024) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on oil. Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.
Held since April 2002 — that's 24 years off the open market, well above the local norm. Today's modelled estimate of £374,000 sits 648% above the 2002 sale of £50,000. On a £-per-square-foot basis, the last sale (£37/sq ft) was about 84.2% below the postcode norm.
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
- Bathrooms1
Outside
- Private gardenYes
- GarageYes
- LandYes
- Cul-de-sacYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about Garford Lea
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Garford Lea's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2024EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2034
Planning history
Applications and permits filed against Garford Lea, High Street, Docking, King's Lynn, PE31 8NG, sourced from the PlanIt planning register.
Garford Lea has no planning applications on record.
15
But the area is active
15 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other High Street homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Garford Lea runs well behind the street norm.
Price per m²
£403
Street avg £3,102
Floor Area
124 m²
Street avg 114 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
7.6 t/year
Street avg 7.0 t/year
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.
Nearest schools
- Docking Church of England Primary Academy and NurseryPrimary286m
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 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 4
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached BungalowEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar 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
PE31 8AL
3 bed
£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
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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 Garford Lea is modelled from its 124 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in PE31 8NG. 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 Garford Lea. 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 Garford Lea was lodged in May 2024 at band E and is valid until May 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Garford Lea. 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 8NG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Garford Lea is in council tax band D. 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 Garford Lea, High Street, Docking, King's Lynn, PE31 8NG. Each answer is also embedded as structured data for search engines.
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- Every home in PE31 8NGSold prices, values and energy ratings for the postcode
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