2 Bells Lane, Hinderclay, Diss, IP22 1HP
About 2 Bells Lane
2 Bells Lane is a three-bedroom semi-detached house in Hinderclay, Diss, Diss (IP22 1HP). It has a recorded floor area of 120 m² (around 1288 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (August 2010) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67). Main heating runs on oil. The latest certificate is from August 2010, so improvements made since then won't be reflected.
It hasn't traded since September 2010, a hold of 16 years that's notably long for the area. At 120 m² the property is well over the postcode median (68 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £306,000 sits 90.1% above the 2010 sale of £161,000. On a £-per-square-foot basis, the last sale (£125/sq ft) was about 48.2% below the postcode norm.
Know exactly what you're buying at 2 Bells Lane
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
Energy performance
2 Bells Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Aug 2020
EPC Rating
Planning history
2 Bells Lane has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Bells Lane
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
30-day money-back guarantee
Sales history & valuation
£306,000
Modelled from EPC, postcode comparables.
£161,000
Recorded with HM Land Registry.
Sales timeline
30 September 2010Most recent
£161,000
Median price across the last 4 sales in IP22 1HP: £258,500 (2022–1999).
Everything we know about 2 Bells Lane, 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
Versus other Bells Lane homes
EPC Rating for 2 Bells Lane lags the street by a wide margin.
EPC Rating
47 (E)
Street avg 65 (D)
Floor Area
120 m²
Street avg 76 m²
CO₂ Emissions
7.3 t/year
Street avg 3.9 t/year
Habitable Rooms
5 rooms
Street avg 4 rooms
Similar properties nearby
1 Bells Corner Cottage, Bells Lane, Hinderclay
IP22 1HW
1 Brook Cottages, Mellis Road, Burgate
IP22 1QD
1 Chapel Road, Wattisfield
IP22 1NU
1 Church View, The Green, Palgrave
IP22 1AG
1 Bridewell Court, Bridewell Lane, Botesdale
IP22 1DS
1 Church Terrace, The Green, Palgrave
IP22 1AH
1 Church Farm Close, The Street, Rickinghall
IP22 1EG
1 Back Hills Cottage, Back Hills, Botesdale
IP22 1DW
The neighbourhood at a glance
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
0.4 km
Bus Shelter — bus stop.
Closest school
2.5 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.
Road noise across the postcode
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
35.6dB