2 Hall Farm Cottage, Harling Road, Garboldisham, Diss, IP22 2SQ
About 2 Hall Farm Cottage
2 Hall Farm Cottage is a three-bedroom semi-detached house in Garboldisham, Diss, Diss (IP22 2SQ). It has a recorded floor area of 142 m² (around 1528 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (April 2021) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to A (score 96), a 3-band jump. Main heating runs on oil. Other recorded features include outbuildings. Period features are noted in the property record.
Across 2004–2021, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £448,000 is 12.7% above the 2021 sale price. Most recent transfer: August 2021 at £397,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Hall Farm 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
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- GarageDouble, Detached
- OutbuildingsYes
Building
- Period featuresYes
- RefurbishedYes
Energy performance
2 Hall Farm Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
2 Hall Farm Cottage has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
We flagged 1 thing worth checking at 2 Hall Farm 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
Sale price has grown by over 3x since 2004.
£448,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 17 years.
£397,500
Growth on file: 7.2% per year over 17 years.
Sales timeline
8 August 2021Most recent
£397,500
+218.0%over 16 years30 November 2004
£125,000
Median price across the last 2 sales in IP22 2SQ: £400,000 (2017–2010).
Everything we know about 2 Hall Farm 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
Versus other Harling Road homes
2 Hall Farm Cottage is notably below the street on co₂ emissions.
EPC Rating
59 (D)
Street avg 62 (D)
Floor Area
142 m²
Street avg 182 m²
CO₂ Emissions
6.7 t/year
Street avg 2.5 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
Similar properties nearby
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1 Back Street, Garboldisham
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1 Eastview, Redgrave Road, South Lopham
IP22 2HL
1 Blo Norton Road, South Lopham
IP22 2HT
1 Beech Croft, South Lopham
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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
1.4 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
43.9dB
Night-time· 23:00 – 07:00
37.7dB