What kind of home is 2 Back Hills Cottage, Back Hills, IP22 1DW?

2 Back Hills Cottage, Back Hills, IP22 1DW is a semi-detached house.

When did 2 Back Hills Cottage, Back Hills, IP22 1DW last change hands?

2 Back Hills Cottage, Back Hills, IP22 1DW last sold for £245,250 in January 2025, around 1 years ago. Before that, it sold for £222,000 in April 2020, so prices have been rising over 5 years on record. Source: HM Land Registry.

Has 2 Back Hills Cottage, Back Hills, IP22 1DW appreciated in value?

Across 2 sales between April 2020 and January 2025, 2 Back Hills Cottage, Back Hills, IP22 1DW rose from £222,000 to £245,250, a change of £23,250. That works out to roughly +2.1% per year compounded over 5 years. Source: HM Land Registry.

What is the EPC rating for 2 Back Hills Cottage, Back Hills, IP22 1DW?

The current EPC rating for 2 Back Hills Cottage, Back Hills, IP22 1DW is D with a score of 57 out of 100, lodged in November 2019. It has improved from a G recorded in March 2009 (3 bands). The assessor estimates the property could reach a B. Source: EPC Register.

How big is 2 Back Hills Cottage, Back Hills, IP22 1DW?

2 Back Hills Cottage, Back Hills, IP22 1DW has a recorded floor area of 74 m² (797 sq ft). That makes it about 16% smaller than the median EPC-recorded property in IP22 1DW. Source: EPC Register.

What heating system does 2 Back Hills Cottage, Back Hills, IP22 1DW use?

The latest EPC at 2 Back Hills Cottage, Back Hills, IP22 1DW records electricity as the main heating fuel. Source: EPC Register.

What is the council tax band for 2 Back Hills Cottage, Back Hills, IP22 1DW?

2 Back Hills Cottage, Back Hills, IP22 1DW is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is 2 Back Hills Cottage, Back Hills, IP22 1DW in?

2 Back Hills Cottage, Back Hills, IP22 1DW sits in Botesdale, Diss, Diss. It falls within the IP22 postcode district in Suffolk.

How safe is the area around 2 Back Hills Cottage, Back Hills, IP22 1DW?

Police records around 2 Back Hills Cottage, Back Hills, IP22 1DW show an average of 2 reported crimes per month over the last 5 months. Violent crime makes up roughly 50% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 2 Back Hills Cottage, Back Hills, IP22 1DW?

The closest primary school to 2 Back Hills Cottage, Back Hills, IP22 1DW is St Botolph's Church of England Voluntary Controlled Primary School (183m).

What transport links are near 2 Back Hills Cottage, Back Hills, IP22 1DW?

The closest bus stop to 2 Back Hills Cottage, Back Hills, IP22 1DW is Simonds Court, 100m away. In total there are 13 bus stops within the surrounding area.

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2 Back Hills Cottage, Back Hills, Botesdale, Diss, IP22 1DW

1 planning record

Property type

Semi-detached

Habitable rooms

From EPC

Floor area

74 m²

797 sq ft

Energy rating

Score 57

Council tax

Band B

Tenure

Owner Occupied

Overview

About 2 Back Hills Cottage

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Back Hills Cottage is a semi-detached house in Botesdale, Diss, Diss (IP22 1DW). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (November 2019) shows a D (score 57), a step below the typical UK home. When first surveyed in March 2009 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Average, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 84), a 2-band jump. Main heating runs on electricity.

Most recent transfer was January 2025 at £245,250 — fresh data. Across 2020–2025, sale prices on this property compounded at 2.1% per year. On a £-per-square-foot basis, the last sale (£308/sq ft) was about 69.4% above the typical sold price in the postcode. At 74 m² it's 19.6% smaller than the typical home in the postcode (92 m² median across 20 EPCs). One historical planning record sits against the property in 2026.

Before you offer

Know exactly what you're buying at 2 Back Hills 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

Larger development activity nearby

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

2 Back Hills Cottage's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)

Nov 2019

EPC Rating

D57

Main Heating

Electric

Main Fuel

Electric

Hot Water

Very Poor

Windows

Good

CO2 Emissions

6.1 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Nov 2019from Mar 2009

EPC improved fromG7toD57

Hot Water

ImmersionImmersion (Off-Peak)

Hot water system upgraded

Windows

SingleFull Double

Single glazing replaced with double or better glazing

Walls

Very PoorAverage

Wall insulation improved

Roof Insulation

UninsulatedWell Insulated

Loft insulation installed or upgraded to 250mm+

Planning

Planning history

Applications and permits filed against 2 Back Hills Cottage, Back Hills, Botesdale, Diss, IP22 1DW, sourced from the PlanIt planning register.

Planning records include a solar-panel installation at 2 Back Hills Cottage.

Feb 2026
Solar PanelsOutline
In report
Application for a Lawful Development Certificate for a Proposed Use or Development. Installation of solar photovoltaic (PV) panels on the existing roof of the dwelling and to install 1no air source heat pump (ASHP) within the curtilage of the property.
Documents
3 docs on file
Reference
DC/26/00129
View planning record

Before you offer

We flagged 1 thing worth checking at 2 Back Hills 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.

Larger development activity nearby

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

2 Back Hills Cottage valuation sits well clear of the typical sold price in this postcode.

Current estimate

£259,000

Modelled from EPC, postcode comparables and a sale-price growth of 2.1% per year over 5 years.

See how we calculated this

Last sold (2025)

£245,250

Growth on file: 2.1% per year over 5 years.

Sales timeline

10 January 2025Most recent
£245,250
+10.5%over 4 years
8 April 2020
£222,000

Median price across the last 5 sales in IP22 1DW: £450,000 (2025–2024).

Nearby sales in IP22 1DW

Before you offer

Everything we know about 2 Back Hills 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

Larger development activity nearby

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On the street

Versus other Back Hills homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Back Hills Cottage is notably below the street on years held.

Price per m²

£3,314

Street avg £2,919

Above

Floor Area

74 m²

Street avg 99 m²

Below

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

6.1 t/year

Street avg 5.8 t/year

Below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£248k

1 Church Terrace, The Green, Palgrave

IP22 1AH

2 bed1 bath

£277k

1 Bridewell Court, Bridewell Lane, Botesdale

IP22 1DS

2 bed2 bath

£278k

1 Beech Tree Barns, Wortham

IP22 1RA

1 bed1 bath

£283k

1 Chapel Road, Wattisfield

IP22 1NU

2 bed1 bath

£283k

1 Church View, The Green, Palgrave

IP22 1AG

2 bed1 bath

£229k

1 Acorn Cottages, The Marsh, Wortham

IP22 1PN

£294k

1 Abbots Way, Botesdale

IP22 1FF

£305k

1 Brook Cottages, Mellis Road, Burgate

IP22 1QD

2 bed1 bath

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Diss district page.

Full Diss report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

2/mo

Steady year-on-year across the wider district.

Nearest stop

0.1 km

Simonds Court — bus stop.

Closest school

0.2 km

St Botolph's Church of England Voluntary Controlled Primary School. 1 school nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP22 1DW from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

46.1dB

Low

Night-time road noise heatmap for IP22 1DW

Night-time· 23:00 – 07:00

37.9dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Back Hills Cottage, Back Hills, Botesdale, Diss, IP22 1DW. Each answer is also embedded as structured data for search engines.