Model valuation£417,0008 Busby Close
Local market context
Great Bustards, High Street, Docking, King's Lynn, PE31 8NG
1 planning record
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
137 m²
1475 sq ft
Energy rating
D
Score 58
Tenure
Owner Occupied
About Great Bustards
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Great Bustards is a four-bedroom detached house in King's Lynn (PE31 8NG). It has a recorded floor area of 137 m² (around 1475 sq ft) and construction records dating it to 1976-1982. The latest certificate (October 2023) shows a D (score 58), a step below the typical UK home. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 80). Main heating runs on oil.
One planning record on file: an extension approved in 2025. Past consents include an extension, meaningful when judging how the property has evolved. At 137 m² it's 23.4% larger than the typical home in the postcode (111 m² median across 11 EPCs). Today's modelled estimate of £453,000 is 11.9% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£275/sq ft) was about 54.4% above the typical sold price in the postcode. Sold October 2024 for £405,000.
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
- Bedrooms4
- Bathrooms1
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about Great Bustards
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.
Great Bustards's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Oct 2023
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
6.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 4 October 2033
Property Improvements
Changes detected from historical EPC data
Oct 2023from Apr 2009
EPC improved fromE50toD58
Heating System
Warm AirGas Boiler
Heating system upgraded to a more efficient system
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
AveragePoor
Hot water efficiency decreased
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
0%86%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against Great Bustards, High Street, Docking, King's Lynn, PE31 8NG, sourced from the PlanIt planning register.
1 application on record at Great Bustards, High Street, Docking, King's Lynn, PE31 8NG
1decisions1extensions6documents15nearby
- Feb 2025ExtensionFullOutcome in report
HOUSEHOLDER - Extensions & alterations to dwelling
- Documents
- 6 docs on file
- Reference
- 24/02239/F
Unlock Great Bustards, 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 6 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.
Great Bustards valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£453,000
Modelled from EPC, postcode comparables.
Last sold (2024)
£405,000
Recorded with HM Land Registry.
Sales timeline
28 October 2024Most recent
£405,000
Median price across the last 5 sales in PE31 8NG: £312,000 (2024–2013).
Nearby sales in PE31 8NG
Medway, 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
£250,0001 Chapel Yard, High Street, Docking, King's Lynn, PE31 8NG
Sold Dec 2013
£310,000
Versus other High Street homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, Great Bustards runs well behind the street norm.
Price per m²
£2,956
Street avg £2,677
Floor Area
137 m²
Street avg 113 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.9 t/year
Street avg 7.0 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.
£529k
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1 Barmer Cottages, Fakenham Road, Syderstone
PE31 8SP
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£281k
1 2 Smallboro Row, Little Lane, Docking
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3 bed1 bath
£775k
1 Church Row Cottages, Church Walk, Burnham Market
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1 Anchorage View, Brancaster
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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 Great Bustards, High Street, Docking, King's Lynn, PE31 8NG. Each answer is also embedded as structured data for search engines.