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

Holly Tree Cottage, Back Hills, IP22 1DW is a 3-bedroom detached house.

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

Holly Tree Cottage, Back Hills, IP22 1DW last sold for £192,000 in August 2012, around 14 years ago. Source: HM Land Registry.

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

The current EPC rating for Holly Tree Cottage, Back Hills, IP22 1DW is E with a score of 43 out of 100, lodged in March 2009. Source: EPC Register.

How big is Holly Tree Cottage, Back Hills, IP22 1DW?

Holly Tree Cottage, Back Hills, IP22 1DW has a recorded floor area of 98 m² (1,056 sq ft), around 33 m² per bedroom. That makes it about 17% larger than the median EPC-recorded property in IP22 1DW. Source: EPC Register.

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

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

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

Holly Tree Cottage, Back Hills, IP22 1DW is in council tax band C.

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

Holly Tree 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 Holly Tree Cottage, Back Hills, IP22 1DW?

Police records around Holly Tree 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 Holly Tree Cottage, Back Hills, IP22 1DW?

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

How well connected is Holly Tree Cottage, Back Hills, IP22 1DW?

The closest bus stop to Holly Tree 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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Holly Tree Cottage, Back Hills, Botesdale, Diss, IP22 1DW

Property type

Detached

Bedrooms

Floor area

98 m²

1056 sq ft

Energy rating

Score 43

Council tax

Band C

Tenure

Owner Occupied

Overview

About Holly Tree Cottage

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

Holly Tree Cottage is a three-bedroom detached house in Botesdale, Diss, Diss (IP22 1DW). It has a recorded floor area of 98 m² (around 1056 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (March 2009) shows an E (score 43), well below the UK norm with real room to improve. Main heating runs on electricity. The latest certificate is from March 2009, so improvements made since then won't be reflected.

Today's modelled estimate of £319,000 sits 66.1% above the 2012 sale of £192,000. On a £-per-square-foot basis, the last sale (£182/sq ft) was about 15.2% below the postcode norm. 14 years since the last transfer (August 2012).

Before you offer

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

Larger development activity nearby

£14.99

Trusted by UK homebuyers

Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

Bedrooms3

Energy

Energy performance

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

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 24 Mar 2019

EPC Rating

E43

Main Heating

Electric

Main Fuel

Electric

Hot Water

Very Poor

Windows

Average

CO2 Emissions

7.7 t/year

Occupancy

Owner Occupied

Planning

Planning history

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

Holly Tree Cottage has no planning applications on record.

Notable planning nearby

6applications of note in the surrounding area

Before you offer

We flagged 1 thing 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.

Larger development activity nearby

£14.99

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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.

Holly Tree Cottage valuation sits well clear of the typical sold price in this postcode.

Current estimate

£319,000

Modelled from EPC, postcode comparables.

See how we calculated this

Last sold (2012)

£192,000

Recorded with HM Land Registry.

Sales timeline

21 August 2012Most recent
£192,000

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 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

Larger development activity nearby

£14.99

Trusted by UK homebuyers

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.

On epc rating, Holly Tree Cottage runs well behind the street norm.

Price per m²

£1,956

Street avg £3,009

Below

Floor Area

98 m²

Street avg 98 m²

On par

Habitable Rooms

5 rooms

Street avg 5 rooms

On par

CO₂ Emissions

7.7 t/year

Street avg 5.7 t/year

Strongly below

Comparables

Similar properties nearby

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

£320k

1 Bells Corner Cottage, Bells Lane, Hinderclay

IP22 1HW

3 bed

£305k

1 Brook Cottages, Mellis Road, Burgate

IP22 1QD

2 bed1 bath

£283k

1 Chapel Road, Wattisfield

IP22 1NU

2 bed1 bath

£283k

1 Church View, The Green, Palgrave

IP22 1AG

2 bed1 bath

£277k

1 Bridewell Court, Bridewell Lane, Botesdale

IP22 1DS

2 bed2 bath

£248k

1 Church Terrace, The Green, Palgrave

IP22 1AH

2 bed1 bath

£448k

1 Church Farm Close, The Street, Rickinghall

IP22 1EG

2 bed3 bath

£522k

1 Burlington Close, Palgrave

IP22 1AU

4 bed3 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 Holly Tree Cottage, Back Hills, Botesdale, Diss, IP22 1DW. Each answer is also embedded as structured data for search engines.