1 Harrow Cottage, The Ling, Garboldisham, Diss, IP22 2SN
About 1 Harrow Cottage
1 Harrow Cottage is a three-bedroom semi-detached house in Garboldisham, Diss, Diss (IP22 2SN). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (May 2025) shows an F (score 38), near the bottom of the EPC scale. Earlier certificates rated it D (June 2012); the latest reading is 2 bands lower. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Good to Average. The recommended improvements would lift it to A (score 93), a 5-band jump. Main heating runs on oil.
It changed hands recently, sold July 2025 for £240,000. Across 2007–2025, sale prices on this property compounded at -1.2% per year. Today's modelled estimate of £320,000 is 33.3% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£187/sq ft) was about 62.9% above the typical sold price in the postcode.
Know exactly what you're buying at 1 Harrow 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
Energy performance
1 Harrow Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
More low energy lighting installed
Planning history
1 Harrow Cottage has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
We flagged 1 thing worth checking at 1 Harrow 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
30-day money-back guarantee
Sales history & valuation
1 Harrow Cottage's sale-price growth has lagged the wider UK trajectory across its history on file.
£320,000
Modelled from EPC, postcode comparables and a sale-price growth of -1.2% per year over 18 years.
£240,000
Growth on file: -1.2% per year over 18 years.
Sales timeline
27 July 2025Most recent
£240,000
-16.4%over 12 years13 November 2012
£287,000
-4.3%over 5 years27 September 2007
£300,000
Median price across the last 3 sales in IP22 2SN: £390,000 (2013–2007).
Nearby sales in IP22 2SN
Everything we know about 1 Harrow 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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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.
Closest school
0.7 km
Garboldisham Church of England Primary Academy. 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
46.0dB
Night-time· 23:00 – 07:00
39.1dB