Model valuation£417,0008 Busby Close
Local market context
Great Bustards, High Street, Docking, King's Lynn, PE31 8NG
1 planning record
Estimated value
£453,000
- Since the 2024 sale (£405,000)+12%
- Against PE31 8NG's recent median (£312,000)+45%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
137 m²
1475 sq ft
Energy rating
D
Score 58
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
£453,000
- Against its 2024 sale (£405,000)+12%
- Against PE31 8NG's recent median (£312,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Great Bustards is modelled from its 137 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
137 m² from the EPC lodged in October 2023
Sales of this home
1 sale recorded, the latest in 2024
Recent sales in PE31 8NG
5 sales, median £312,000 (2024–2013)
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 | 1 application | 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.
Great Bustards valuation sits well clear of the typical sold price in this postcode.
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
What this page doesn't show
1 potential issue has already been flagged for Great Bustards, 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
One time fee only - money back guarantee
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
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
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
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
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 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
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Great Bustards is modelled from its 137 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 Great Bustards. 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 Great Bustards was lodged in October 2023 at band D and is valid until October 2033. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Great Bustards. 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.
Common 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.
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- Every home in PE31 8NGSold prices, values and energy ratings for the postcode
- PE 31 property marketPrices, postcodes, schools and transport across the district
- Great Bustards, High Street, Docking, King's Lynn valuationHow the estimate is built and what moves it
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