High Gables, High Street, Hopton, Diss, IP22 2QX
About High Gables
High Gables is a detached house in Hopton, Diss, Diss (IP22 2QX). It has a recorded floor area of 182 m² (around 1959 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (February 2014) shows an E (score 40), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2012. Between certificates, roof efficiency went from Average to Very Good and lighting went from Poor to Very Good. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on oil. The latest certificate is from February 2014, so improvements made since then won't be reflected.
At 182 m² the property is well over the postcode median (118 m² across 31 EPCs), placing it in the larger end of the local stock. 10 planning records sit against the property, 8 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. The record references listed-building consent and conservation-area consent, which constrain future alterations.
Know exactly what you're buying at High Gables
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
Energy performance
High Gables'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This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2024
EPC Rating
Property Improvements
Changes detected from historical EPC data
Windows upgraded, improving insulation
Roof insulation improved
More low energy lighting installed
Planning history
High Gables has multiple listed-building consents on file — alterations need formal heritage approval.
- Jul 2023ApplicationIn report
Application for listed building consent - rebuild section of wall to southern boundary
Listed- Documents
- 12 docs on file
- Reference
- DC/23/0763/LB
- Jul 2023RenovationFullIn report
Householder planning application - rebuild section of wall to southern boundary
- Documents
- 14 docs on file
- Reference
- DC/23/0762/HH
We flagged 1 thing worth checking at High Gables
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
High Gables has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£516,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in IP22 2QX: £480,000 (2024–2023).
Nearby sales in IP22 2QX
Deloraine, High Street, Hopton, Diss, IP22 2QX
Sold Dec 2024
£205,000Porthpean, High Street, Hopton, Diss, IP22 2QX
Sold Sept 2024
£370,000The Limes, High Street, Hopton, Diss, IP22 2QX
Sold Aug 2024
£795,000Longfield, High Street, Hopton, Diss, IP22 2QX
Sold Apr 2024
£480,000The Barn, High Street, Hopton, Diss, IP22 2QX
Sold Apr 2023
£515,000
Everything we know about High Gables, 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 High Street homes
On co₂ emissions, High Gables runs well behind the street norm.
EPC Rating
40 (E)
Street avg 54 (E)
Floor Area
182 m²
Street avg 128 m²
CO₂ Emissions
12.0 t/year
Street avg 6.4 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
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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
0.0 km
Chapel — bus stop.
Closest school
0.3 km
Hopton Church of England Primary Academy. 2 schools 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
43.9dB
Night-time· 23:00 – 07:00
37.2dB