Paman Cottage, Fakenham Road, Docking

For Sale - Guide Price £335,000

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Property Description

The Property

Paman is a charming detached, two bedroom, period cottage in a central position in the popular village of Docking.  The cottage has been lovingly renovated by the current owners and the traditional character of the cottage has been retained throughout.  The accommodation is arranged over three floors with the kitchen and living room on the ground floor, bedrooms and shower room above and a brilliantly versatile basement room beneath it all which benefits from natural light making it ideal as additional living space or even a further bedroom.  Outside there is a sweet, walled courtyard garden and a fully refurbished outbuilding, plumbed for utility space and boasting a WC.

The cottage represents a slice of local history, originally owned by Docking Hall, it started life as the tea shop and newsagents for the village. There are lovely photographs in the cottage showing Docking from a bygone era with the tea shop ladies outside Paman. Much of the traditional character of the cottage has been retained; with exposed brick and flint walls internally in the pretty cottage kitchen to the rear, the lovely red brick fireplace in the sitting room and wooden floors throughout.

Paman can be entered either from the front or rear.  The courtyard garden, outbuilding and back door are accessed via a pathway to the side of the cottage.  The sitting / dining room is to the front of the cottage and is a lovely bright room with the central feature of a beautiful brick fireplace with a wood burning stove.  The kitchen is to the rear of the cottage with a window out over the rear garden.  There are lovely exposed brick and flint walls and beams in the kitchen, giving a flavour of the solid flint construction of the cottage.

Below the main living area is the basement room.  For the current owners, it has been their TV snug, with an electric wood burning stove and wall hung television.  It is a good sized space that could equally be an additional bedroom if desired.  The unique thing about this basement space is the natural light, drawn in through the window which nestles under a grate beneath the pavement above.

The bedrooms and shower room are on the first floor and reached via a straight wooden staircase from the sitting room.  The master bedroom is at the front of the cottage and is a good sized double room with a fitted cupboard.  Along the corridor is the family shower room which is particularly well-proportioned for a traditional cottage with a shower cubicle, WC, wash hand basin and heated towel rail.  The second bedroom, is smaller but a decent sized single bedroom with a window out to the rear.


There is a charming, walled, courtyard garden outside the back door, which is shingled with flower beds.  The brick and flint outbuilding has been completely renovated to provide a spacious utility room with a sink, plumbing for a washing machine and plenty of space for a freezer and additional storage of bikes, for example.  There is also a very inviting and handy loo in this outbuilding.

There is a small shingled pathway leading to the rear courtyard down one side of the cottage from the pavement.

There is unrestricted parking on the road immediately outside the cottage and further parking can be found on a side street nearby.

Holiday Let Opportunity

Projected Holiday Let Income: c. £19,000 (gross p/a)

Projected Occupancy: c. 35 weeks (p/a)

Sleeping:3 in 2 bedrooms

Whilst Paman has been let on a longer term basis most recently, the cottage has all the credentials required to make a very successful holiday let.  It is chocolate box pretty and has bags of character throughout.  The charming interior with all the original features, the basement room and courtyard garden all work together to make this a very attractive proposition as a base for a North Norfolk escape.

There are a number of local agencies that can offer a full managed service that includes marketing and management of bookings alongside the arrangements for cleaning, laundry and maintenance if required and it is anticipated that the cottage should easily attract rents of up to £695 per week, possibly more.

The Location

Paman 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

Services: Mains Electricity, Water & Drains

Heating: Electric Panel Heating

Windows:  Double Glazed

Council Tax: Kings Lynn & West Norfolk Council - Band B

EPC: Rated E.

Viewings: Strictly by Appointment with Big Skies Estates

Agents Note: 1. Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Big Skies Estates have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. Where a property is promoted as suitable for holiday letting, such use is conditional on the legal due diligence to be undertaken by the buyer’s conveyancer to ensure the property can be used for holiday letting. Big Skies Estates does not examine the legal title or any restrictions on the property. 4. No person in the employment of Big Skies Estates has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.

Location Map

Street View