Pond Cottage, High Street, Docking, Norfolk

Under Offer - Guide Price £415,000

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Property Description

The Property

Pretty Pond Cottage dates back to 1820, a red brick terraced cottage which has been lovingly refurbished and modernised by the current owners. It is perfect for those seeking a period cottage which is ready to simply open the door and move in.  Renovated to be their own second home, the current owners have worked hard to create a luxurious finish to their cosy and comfortable cottage, whilst retaining lots of period internal features. 

Pond cottage is an ideal second home or main residence and has excellent potential to generate income as a holiday let if desired.

The cottage is beautifully presented throughout and offers charming accommodation comprising of sitting room, kitchen, family room - diner, downstairs shower room and two double bedrooms upstairs. 

The high quality finishes are evident throughout with natural stone floors, bespoke kitchen and shower room, new double-glazed wood grain UPVC sash & case windows throughout, same style bi-fold doors, HIVE controlled central heating and a host of other high spec touches.

The sitting room to the front of the cottage is filled with light from the sash & case window and warmth from the wood burner.  It retains the original oak beam.  The breakfast bar bridges the sitting room and kitchen, to create a sociable space for both relaxing and cooking.  The brand new bespoke kitchen has been cleverly arranged to maximise storage space and boasts integrated appliances including a dual microwave and oven, dishwasher and washing machine.  The original cottage door to the Norfolk winder staircase leads off from the kitchen.

The newly fitted luxurious downstairs shower room features a large walk-in shower enclosure, heated towel rail, wash hand basin, WC and cupboard.

To the rear of the cottage, in a more recent extension, is the family room - diner.  Another light and airy room with a window and bi-fold doors out to the courtyard garden behind.  This room would work well as a downstairs bedroom, being adjacent to the shower room and with an alternative door to the garden available in the corridor.  

Upstairs are two good sized double bedrooms, the master with a new sash & case window to the front of the cottage and an original cast iron sealed feature fireplace and the second bedroom featuring large skylight windows and a raised floor area, currently with a single bed.  


Pond Cottage is set back from the road, with gravelled off-street private parking leading to a gated and hedged front garden. 

The rear enclosed courtyard garden can be accessed either from a door to the side of the cottage or through the bi-fold doors in the snug - diner.  Laid with natural stone slabs there is clever planting including a raised bed with a thriving olive tree and outside mood lighting to highlight the feature brick and flint wall to the rear. 

The garden is peaceful and quiet with ample space for outdoor dining furniture and BBQ, perfect for summer evening alfresco suppers.  There are also two sheds, ideal for storing cushions and garden furniture that may not enjoy the colder months.  

Holiday Let Opportunity

Potential Income:  c. £20,400 - £24,784 per annum

Potential Occupancy: 28 - 33 weeks

Sleeping:  4 in 2 bedrooms

Pond Cottage has fantastic potential as a luxury holiday let.  Perfect for couples or small families it will appeal to those looking to visit North Norfolk all year round.

It is ideally located in the centre of Docking, walking distance to the pub, shop and chip shop and just four miles from the coast and the beach.

Because the standard of accommodation is so high, it would be anticipated that Pond Cottage would command a strong weekly rental from £494 to £895 in peak weeks and would attract above average numbers of bookings.  Considering taking dogs would also help this.  We have spoken with leading local agency, Norfolk Hideaways, who have put together some projection figures for the cottage based on 28 weeks rental over the year.  They can offer a fully managed service if required.

There are other local agencies who would also be able to provide booking and management services.

There is a possibility to purchase the cottage as a turn key; furniture, fixtures and fittings could all be available by separate negotiation.c. 

The Location

Pond Cottage is located in the centre of Docking, an increasingly popular village which benefits from a thriving local community of residents alongside an increasing number of second home owners and holiday cottages available to rent.

Docking is well appointed in general, there is a very good local shop / post office, a pub and a chip shop.  For main residents there is a primary school, doctors surgery and church.

Situated just back from the coast, Docking is around 4 - 5 miles from the coast at Brancaster, Thornham or Heacham and around 5 miles from Burnham Market.  Docking is also around 15 minutes drive to Fakenham where there are a number of supermarkets to choose from.

Other Information


Mains Electricity & Water

Mains Drains

Oil Fired Central Heating (HIVE remote controlled)

EPC Rating:  C

Council Tax:  West Norfolk District Council - band TBC

Viewing:  Strictly by appointment with Big Skies Estates

Location Map

Street View