BEECHING, BRANCASTER ROAD, DOCKING, KING'S LYNN, PE31 8NB - £500,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

BEECHING is a very small detached house of 103m², built sometime between 1991 and 1995, which could now be worth an estimated £505,757. It was last sold for £500,000 in May 2022, which was around 38% above the average May 2022 detached price in the King's Lynn and West Norfolk local authority area. The most recent EPC inspection was November 2021, where the current energy rating was D, and the potential energy rating was C.

BEECHING Sold Prices

Land registry data shows two sales for BEECHING since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the King's Lynn and West Norfolk local authority area for the corresponding sale date. Both of the two BEECHING sales were for above 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
2022 4 MAY	£500,000	£362,546	38% above HPI
1999 24 JUN	£105,000	£79,983	31% above HPI

BEECHING 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 two BEECHING sales from June 1999 and May 2022 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 June 1999 sale was for 31% above the HPI. So the extrapolation line tracks at 31% above the HPI over time, until the May 2022 sale, where it rises to 38% above the HPI. The line then continues to track at 38% above the HPI.

What might BEECHING be worth now?

BEECHING might now be worth an estimated £505,757.

This is based on house price inflation of 1.2%, between May 2022 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 1.2% inflationary increase is applied to the most recent sale price for BEECHING of £500,000 on 4th May 2022. For the value to have increased from £500,000 to £505,757 over the three years and three months to February 2025, the following assumptions must hold true:

• The value of BEECHING has moved in line with the HPI for detached houses in the King's Lynn and West Norfolk local authority area.
• The May 2022 sale price of £500,000 represented a fair market value for the property.
• The size, condition, and specification of BEECHING has not materially changed since May 2022.

How Large is BEECHING?

BEECHING is 103m² according to the EPC inspection conducted in November 2021. This puts it in the smallest 20% 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 BEECHING lies on this distribution: 16% of detached houses houses are smaller than BEECHING, and 84% of houses are larger. Note that EPC data is not available for all properties in Docking.

BEECHING: Plot and Title Map

BEECHING sits on a plot of roughly 0.114 of an acre, or 463m². The below map shows the location of BEECHING, 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 BEECHING). 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 BEECHING?

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