Holly Tree Cottage, Church Street, Boxted, Colchester, CO4 5SX
About Holly Tree Cottage
Holly Tree Cottage is a three-bedroom semi-detached house in Boxted, Colchester, Colchester (CO4 5SX). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (February 2013) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 89), a 3-band jump. Main heating runs on oil. The latest certificate is from February 2013, so improvements made since then won't be reflected. Other recorded features include attached land beyond the plot. The home occupies a corner plot.
At 101 m² it sits well below the postcode median (207 m² across 6 EPCs), making it one of the more compact homes locally. 4 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2004–2020, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £432,000 is 23.4% above the 2020 sale price. Sold February 2020 for £350,000.
Know exactly what you're buying at Holly Tree Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenYes
- ParkingOff road
- LandYes
- Corner plotYes
Energy performance
Holly Tree Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Feb 2023
EPC Rating
Planning history
- Nov 2022ExtensionFullIn report
Extension: Part single, part two storey
To build a single storey side extension and second storey extension over the existing rear single extension
- Documents
- 8 docs on file
- Reference
- 222305
- Oct 2020Tree WorksTreesIn report
T1 - Eucalyptus Tree - Reduce to ground level
- Documents
- 2 docs on file
- Reference
- 202378
We flagged 2 things worth checking at Holly Tree Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£432,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.3% per year over 16 years.
£350,000
Growth on file: 3.3% per year over 16 years.
Sales timeline
7 February 2020Most recent
£350,000
+33.1%over 5 years8 May 2014
£263,000
+25.2%over 10 years13 April 2004
£209,995
Median price across the last 5 sales in CO4 5SX: £700,000 (2018–1999).
Everything we know about Holly Tree Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Church Street homes
Years Held for Holly Tree Cottage lags the street by a wide margin.
Price per m²
£3,465
Street avg £2,820
Floor Area
101 m²
Street avg 206 m²
Habitable Rooms
5 rooms
Street avg 8 rooms
CO₂ Emissions
6.6 t/year
Street avg 15.1 t/year
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
5/mo
Steady year-on-year across the wider district.
Nearest stop
1.1 km
Hobbs Drive — bus stop.
Closest school
1.0 km
Boxted St Peter's Church of England School. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.9dB
Night-time· 23:00 – 07:00
35.7dB