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Holly House, High Street, Docking, King's Lynn, PE31 8NG

Extendable5 planning records

Estimated value

£876,000

  • Since the 2021 sale (£775,000)+13%
  • Against PE31 8NG's recent median (£312,000)+181%

Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
6
Bathrooms
2
Floor area
227 m²
2443 sq ft
Energy rating
E
Score 42
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£876,000

  • Against its 2021 sale (£775,000)+13%
  • Against PE31 8NG's recent median (£312,000)+181%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Holly House is modelled from its 227 m² EPC floor area, its 2 recorded sales 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

    227 m² from the EPC lodged in August 2021

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in PE31 8NG

    5 sales, median £312,000 (2024–2013)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on Holly House was the highest on Land Registry record across the postcode.

Sales timeline

  1. 10 October 2021Most recent

    £775,000

    +154.1%over 19 years

  2. 4 September 2002

    £305,000

Median price across the last 5 sales in PE31 8NG: £312,000 (2024–2013).

Risks

What this page doesn't show

1 potential issue has already been flagged for Holly House, 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

Overview

About Holly House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Holly House is a six-bedroom detached house in King's Lynn (PE31 8NG). It has a recorded floor area of 227 m² (around 2443 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (August 2021) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 68). Main heating runs on oil. Other recorded features include a balcony, a self-contained annexe and attached land beyond the plot. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.

At 227 m² the property is well over the postcode median (111 m² across 11 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 2 approved, 2 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Across 2002–2021, sale prices on this property compounded at 5% per year. Today's modelled estimate of £876,000 is 13% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£317/sq ft) was about 53.8% above the typical sold price in the postcode. Last sale on file: £775,000 in October 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

  • Bedrooms6
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageDouble
  • BalconyYes
  • LandYes

Building

  • Period featuresYes
  • Extension potentialPossible
Before you decide

Everything you need to know about Holly House

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Holly House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Aug 2021

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 19 August 2031

4 years remaining
Planning

Planning history

Applications and permits filed against Holly House, High Street, Docking, King's Lynn, PE31 8NG, sourced from the PlanIt planning register.

A recent planning application at Holly House was refused — worth checking the council file.

5 applications on record at Holly House, High Street, Docking, King's Lynn, PE31 8NG

5decisions3extensions48documents15nearby
Flagged:Demolition
  1. Apr 2022
    DemolitionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Refurbishment of existing building, demolition of existing rear extension to be replaced with a new single storey extension.

    Extension
    Documents
    40 docs on file
    Reference
    22/00244/F
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

+ 2 more applications in the report

Unlock Holly House, 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 (5 on record)
  • All 5 applications on this property in full, plus 15 notable nearby
  • The 48 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

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 floor area, Holly House stands well clear of the street.

Price per m²

£3,414

Street avg £2,601

Strongly above

Floor Area

227 m²

Street avg 104 m²

Strongly above

Habitable Rooms

11 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

14.0 t/year

Street avg 6.4 t/year

Strongly below
Area

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.
Full King's Lynn report

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.

Noise

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 road noise heatmap for PE31 8NG

Daytime· 07:00 – 23:00

46.0dB

Low
Night-time road noise heatmap for PE31 8NG

Night-time· 23:00 – 07:00

38.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,360 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£529k

1 Beechwood Court, The Street, Syderstone

PE31 8TR

4 bed2 bath
£844k

1 Blacksmiths Lane, Burnham Norton

PE31 8EG

£775k

1 Church Row Cottages, Church Walk, Burnham Market

PE31 8DH

3 bed2 bath
£711k

1 Beales Court, Docking

PE31 8GL

£550k

1 Boughey Close, Brancaster

PE31 8AH

£545k

1 Burton Cottages, Station Road, Docking

PE31 8LT

£500k

1 Archway Cottages, Back Lane, Burnham Market

PE31 8EY

£462k

1 Bradmere Lane, Docking

PE31 8NQ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Holly House is modelled from its 227 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Holly House. 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 Holly House was lodged in August 2021 at band E and is valid until August 2031. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Holly House. 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
Holly House is in council tax band F. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Holly House, High Street, Docking, King's Lynn, PE31 8NG. Each answer is also embedded as structured data for search engines.

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