# 4 bedroom house for sale (PE31 8GP) ## Property Details | Key | Value | |-----|-------| | Address | 10 MANOR ROAD, KING'S LYNN, DOCKING, NORFOLK PE31 8GP | | Price | £1,050,000 | | Bedrooms | 4 | | Bathrooms | 3 | | Council tax | G | | Last sold | £1,000,000 Sep 2025 | ## Description Completed less than a year ago by the award winning Hill Developers, No 10 has been further upgraded both inside and out to create an immaculate and beautiful finished home. Upon stepping inside this beautiful brick and flint home you immediately become aware of just how spacious and light the entire property is. The double height entrance hall is very reminiscent of a barn conversion and allows an enormous amount of natural light into the house. The house is double fronted and all the principal rooms lead off this wide and welcoming central hall. To the right is a generous reception room with a log burner providing a central focus. This is a room for cuddling up in the winter time and watching the fire flickering while you relax from a blustery walk on Holkham beach. However, in the summer, open up those French doors and this room can be cool and airy and links perfectly round to the rest of the ground floor. On the other side of the hall you are through to the hub of this home, and the current owner's favourite space; the kitchen, dining and family room. The generous central island provides not only a practical worksurface, but also a sociable breakfast bar to sit and enjoy a morning catch up over coffee. There is ample space for a dining area as well as a seating area, as this is the room that everyone gravitates towards. Pull back the full width bi-fold doors and this is an idyllic room in the summer, enjoying the views over the sun dappled garden beyond. For day to day use there is a utility and boot room at the side of the house, practically located for shaking off muddy boots or washing down paws as well as bringing in the shopping from the car. There is also a very large guest WC beside what is currently the study, but could easily be a ground floor bedroom should you wish. The central staircase has been completely remodel with a combination of limed oak and glass and aside from its practical function, it is now more of an artistic feature and is certainly eye catching. Upstairs there are four double bedrooms, the principal suite has both an en-suite as well as a generous walk in wardrobe, there is a further bedroom suite whilst the other two share the family bathroom. To the side of the house there is off street parking as well as a large and separate double garage that is currently used as a home gym. However, it is the garden of No 10 that really sets it apart from all the other houses within Heartwood. South facing and completely private, this space has been beautifully landscaped with the addition of trees and a beautiful array of porcelain patioed areas that perfectly follow the sun all day, this garden is a complete haven for tranquillity and peace. Having created their perfect home, the current owners have absolutely adored living here and the wonderful neighbourhood and community that Heartwood has so quickly become. The views over the pond, the easy walking access to all the amazing amenities that the village has to offer and the peacefulness of their location make it the perfect new home. **DOCKING** Docking is one of Norfolk's best hideaways, just four miles from the sea and a short drive from the market towns of Fakenham and Holt. Dating back to Saxon times, Docking is one of Norfolk's highest points at 272 feet and was once known as 'Dry Docking' due to its lack of drinking water. In the 18th century, a well was sunk, and residents paid a farthing per bucket until mains water was installed in 1936. During World War II, RAF Docking airfield operated nearby, and Docking Hall housed actors Richard Burton, Robert Hardy, and Warren Mitchell. Today, Docking boasts a strong community with a thriving nursery and primary school, filling the streets with the sound of children playing. The village is well-serviced with a GP surgery, village store with Post Office, playing field, tennis court, bowling green, popular fish and chip shop, and The Railway Inn. Buyers have a wide range of property options, including traditional brick and flint cottages, classic Georgian houses, and quality new-build homes. One notable development is Four Miles, named for its proximity to Thornham and Brancaster, offering cottages, barns, and apartments designed to blend with the countryside. Docking residents can enjoy growing their own produce or visit the weekly farmer's market at Ripper Memorial Hall. Held on Wednesday mornings, shoppers come from far afield to fill their baskets with fresh produce from local smallholders and delicacies from Norfolk artisan producers. Offering the best of coast and country, it's easy to see why Docking is such a sought-after spot. **SERVICES CONNECTED** Mains water, electricity and drainage. Air source heating. Underfloor heating downstairs and radiators to first floor. Water softener. Electric car charger. **COUNCIL TAX** Band G. **ENERGY EFFICIENCY RATING** C. Ref: 0320-3383-2280-2107-3981 To retrieve the Energy Performance Certificate for this property please visit and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys. **TENURE** Freehold. **LOCATION** What3words: ///identity.attaching.juggler WEBSITE TAGS village-spirit garden-parties family-life fresh-visions **IMPORTANT NOTE: Please note that we have recently transitioned to a new CRM system. While we strive for accuracy, some property information may not have been fully verified during this changeover. For clarification on important details, including (but not limited to) flood risks, rights of way, restrictions and other critical matters, we strongly recommend contacting us directly. We apologise for any inconvenience and appreciate your understanding.** EPC Rating: C ## Property Photos - ![Photo](/listings/photos/157423226/600893) - ![Photo](/listings/photos/157423226/600894) - ![Photo](/listings/photos/157423226/600895) - ![Photo](/listings/photos/157423226/600896) - ![Photo](/listings/photos/157423226/600897) - ![Photo](/listings/photos/157423226/600898) - ![Photo](/listings/photos/157423226/600899) - ![Photo](/listings/photos/157423226/600900) - ![Photo](/listings/photos/157423226/600901) - ![Photo](/listings/photos/157423226/600902) - ![Photo](/listings/photos/157423226/600903) - ![Photo](/listings/photos/157423226/600904) - ![Photo](/listings/photos/157423226/600905) - ![Photo](/listings/photos/157423226/600906) - ![Photo](/listings/photos/157423226/600907) - ![Photo](/listings/photos/157423226/600908) - ![Photo](/listings/photos/157423226/600909) - ![Photo](/listings/photos/157423226/600910) - ![Photo](/listings/photos/157423226/600911) - ![Photo](/listings/photos/157423226/600912) - ![Photo](/listings/photos/157423226/600913) - ![Photo](/listings/photos/157423226/600914) - ![Photo](/listings/photos/157423226/600915) - ![Photo](/listings/photos/157423226/600916) ## Floorplans - ![Floorplan 1](/listings/photos/157423226/600917) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 10 MANOR ROAD, DOCKING, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8GP | £1,000,000 | 25/09/2025 | Detached | | 10 MANOR ROAD, DOCKING, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8GP | £1,050,000 | 25/10/2023 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | DOCKING HOUSE STATION ROAD, DOCKING, KING'S LYNN, KING'S LYNN AND WEST NORFOLK, NORFOLK, PE31 8LS | £940,000 | 25/02/2022 | Other | **Area average:** £940,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,152,468 (8 Other, PE31, 2024–2026) - **Deviation:** -8.9% ## Rental Range *ONS Price Index of Private Rents (East of England). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,150/mo - **Realistic:** £1,278/mo - **Optimistic:** £1,406/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Kings Lynn (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,047/mo ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £159,750 - **Target investor price (1%):** £127,800 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 104.2% - **10y growth:** 191.9% ## House Price Index (HM Land Registry) *Official index for East of England; All dwelling types series; as of March 2026.* - **1y growth (index):** 0.2% - **5y growth (index):** 11.9% - **10y growth (index):** 31.3% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)