AVOCET COTTAGE, BRANCASTER ROAD, DOCKING, KING'S LYNN, PE31 8NB - £352,500

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

AVOCET COTTAGE is a small extended detached house of 116m², built sometime between 1983 and 1990, which could now be worth an estimated £464,016. It was last sold for £352,500 in March 2017, which was around 27% above the average March 2017 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was November 2016, where the current energy rating was F, and the potential energy rating was E.

AVOCET COTTAGE Sold Prices

Land registry data shows three sales for AVOCET COTTAGE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. Two of the three AVOCET COTTAGE sales were for above the average price, whilst one was for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2017 24 MAR	£352,500	£278,587	27% above HPI
2006 31 MAY	£205,000	£200,979	2% above HPI
2003 17 OCT	£155,000	£172,561	10% below HPI

AVOCET COTTAGE Price Paid vs. HPI Average

The below graph shows the average detached house price in the King's Lynn and West Norfolk local authority area over time, sourced from the HPI. The three AVOCET COTTAGE sales between October 2003 and March 2017 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the May 2006 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the March 2017 sale, where it rises to 27% above the HPI. The line then continues to track at 27% above the HPI.

What might AVOCET COTTAGE be worth now?

AVOCET COTTAGE might now be worth an estimated £464,016.

This is based on house price inflation of 31.6%, between March 2017 and February 2025, for detached houses, in the King's Lynn and West Norfolk local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 31.6% inflationary increase is applied to the most recent sale price for AVOCET COTTAGE of £352,500 on 24th March 2017. For the value to have increased from £352,500 to £464,016 over the eight years and one month to February 2025, the following assumptions must hold true:

• The value of AVOCET COTTAGE has moved in line with the HPI for detached houses in the King's Lynn and West Norfolk local authority area.
• The March 2017 sale price of £352,500 represented a fair market value for the property.
• The size, condition, and specification of AVOCET COTTAGE has not materially changed since March 2017.

How Large is AVOCET COTTAGE?

AVOCET COTTAGE is 116m², which includes two extensions, according to the EPC inspection conducted in November 2016. This puts it in the smallest 30% of detached houses houses in Docking, based on EPC data. The below chart shows the distribution of detached houses houses by size in Docking, and where AVOCET COTTAGE lies on this distribution: 26% of detached houses houses are smaller than AVOCET COTTAGE, and 72% of houses are larger. Note that EPC data is not available for all properties in Docking.

AVOCET COTTAGE: Plot and Title Map

AVOCET COTTAGE sits on a plot of roughly 0.138 of an acre, or 559m². The below map shows the location of AVOCET COTTAGE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of AVOCET COTTAGE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is AVOCET COTTAGE?

AVOCET COTTAGE is located on BRANCASTER ROAD in DOCKING, in the PE31 postcode district. The below map shows the position of AVOCET COTTAGE on BRANCASTER ROAD.