Hall Farm Barn, Harling Road, Garboldisham, Diss, IP22 2SQ
About Hall Farm Barn
Hall Farm Barn is a detached house in Garboldisham, Diss, Diss (IP22 2SQ). It has a recorded floor area of 340 m² (around 3660 sq ft) and construction records dating it to before 1900. The latest certificate (March 2015) shows a C (score 76), near the top of the C band. When first surveyed in June 2014 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Average to Good; while main heating dropped from Good to Average. The recommended improvements would push it to B (score 87). Main heating runs on electricity. The latest certificate is from March 2015, so improvements made since then won't be reflected.
At 340 m² the property is well over the postcode median (111 m² across 4 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). 3 planning records sit against the property, 0 approved, 0 refused. The record references listed-building consent, which constrain future alterations.
Know exactly what you're buying at Hall Farm Barn
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
Hall Farm Barn's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 02 Mar 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Window efficiency improved
Wall insulation improved
Loft insulation installed or upgraded to 250mm+
Floor insulation added or improved
More low energy lighting installed
Hot water efficiency improved
Planning history
Hall Farm Barn has a listed-building consent on record — alterations to a listed property are tightly controlled.
- Dec 2014Change Of UseAmendmentIn report
Change of use from agricultural to ancillary domestic accommodation of existing storage building
- Documents
- 9 docs on file
- Reference
- 3PL/2014/1052/CU
- Oct 2011RenovationFullIn report
Alterations to fenestration & installation of rooflights (Amendment to 3PL/2011/0581/F)
- Documents
- 6 docs on file
- Reference
- 3PL/2011/0912/F
We flagged 1 thing worth checking at Hall Farm Barn
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
Hall Farm Barn has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,014,000
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 4 sales in IP22 2SQ: £278,750 (2021–2004).
Everything we know about Hall Farm Barn, 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
Floor Area for Hall Farm Barn runs comfortably ahead of the street norm.
EPC Rating
76 (C)
Street avg 58 (D)
Floor Area
340 m²
Street avg 132 m²
CO₂ Emissions
5.5 t/year
Street avg 2.8 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.
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