What kind of home is 85 High Street, IP25 6AW?

85 High Street, IP25 6AW is a detached house.

When did 85 High Street, IP25 6AW last change hands?

85 High Street, IP25 6AW last sold for £225,000 in February 2021, around 5 years ago. Before that, it sold for £87,000 in September 1998, so prices have been rising over 22 years on record. Source: HM Land Registry.

Has 85 High Street, IP25 6AW appreciated in value?

Across 2 sales between September 1998 and February 2021, 85 High Street, IP25 6AW rose from £87,000 to £225,000, a change of £138,000. That works out to roughly +4.3% per year compounded over 22 years. Source: HM Land Registry.

How energy efficient is 85 High Street, IP25 6AW?

The current EPC rating for 85 High Street, IP25 6AW is E with a score of 47 out of 100, lodged in July 2019. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 85 High Street, IP25 6AW?

85 High Street, IP25 6AW has a recorded floor area of 145 m² (1,561 sq ft). Source: EPC Register.

What heating system does 85 High Street, IP25 6AW use?

The latest EPC at 85 High Street, IP25 6AW records mains gas as the main heating fuel. Source: EPC Register.

Are there any planning records for 85 High Street, IP25 6AW?

The most recent planning decision at 85 High Street, IP25 6AW was a refusal for mixed (ref. PL/2025/0293/FMIN) in February 2025. Source: PlanIt planning register.

What is the council tax band for 85 High Street, IP25 6AW?

85 High Street, IP25 6AW is in council tax band C.

Which area is 85 High Street, IP25 6AW in?

85 High Street, IP25 6AW sits in Watton, Thetford, Thetford. It falls within the IP25 postcode district in Norfolk.

How safe is the area around 85 High Street, IP25 6AW?

Police records around 85 High Street, IP25 6AW show an average of 3 reported crimes per month over the last 7 months. Violent crime makes up roughly 46% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 85 High Street, IP25 6AW?

The closest primary school to 85 High Street, IP25 6AW is Watton Junior School (128m), one of 3 primaries within walking distance. The closest secondary is Wayland Academy (658m).

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85 High Street, Watton, Thetford, IP25 6AW

3 planning records

Property type

Detached

Habitable rooms

From EPC

Floor area

145 m²

1561 sq ft

Energy rating

Score 47

Council tax

Band C

Tenure

Owner Occupied

Overview

About 85 High Street

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

85 High Street is a detached house in Watton, Thetford, Thetford (IP25 6AW). It has a recorded floor area of 145 m² (around 1561 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (July 2019) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 71), a 2-band jump.

At 145 m² the property is well over the postcode median (73 m² across 7 EPCs), placing it in the larger end of the local stock. Across 1998–2021, sale prices on this property compounded at 4.3% per year. Today's modelled estimate of £319,000 is 41.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£144/sq ft) was about 16.2% above the typical sold price in the postcode. 3 planning records sit against the property, 0 approved, 1 refused. Last sale on file: £225,000 in February 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you offer

Know exactly what you're buying at 85 High Street

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

85 High Street's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

E47

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

9.3 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 85 High Street, Watton, Thetford, IP25 6AW, sourced from the PlanIt planning register.

A recent planning application at 85 High Street was refused — worth checking the council file.

Feb 2025
ExtensionFull
In report
proposed change of use of a residential dwelling and its associated garage outbuilding. The use class will change from Residential (Use Class C3) to a Day Nursery (Use Class E(f)). The proposed works also include two extensions and internal alterations to link the buildings together. Additionally, to provide secure access and play space for the day occupants.
Reference
PL/2025/0293/FMIN
View planning record
Mar 2021
Tree WorksTrees
In report
Removal of Two Large Conifer / Leyland Trees To Ground Level Situated At Front Of Property
Documents
3 docs on file
Reference
TRE/2021/0069/TCA
View planning record

Before you offer

We flagged 1 thing worth checking at 85 High Street

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.

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 1998.

Current estimate

£319,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.3% per year over 22 years.

See how we calculated this

Last sold (2021)

£225,000

Growth on file: 4.3% per year over 22 years.

Sales timeline

26 February 2021Most recent
£225,000
+158.6%over 22 years
30 September 1998
£87,000

Median price across the last 5 sales in IP25 6AW: £256,500 (2024–2006).

Nearby sales in IP25 6AW

Before you offer

Everything we know about 85 High Street, 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

£14.99

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On the street

Versus other High Street homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

85 High Street outperforms the street on floor area by a wide margin.

Price per m²

£1,552

Street avg £2,041

Below

Floor Area

145 m²

Street avg 85 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 4 rooms

On par

CO₂ Emissions

9.3 t/year

Street avg 5.7 t/year

Below

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£323k

1 Broadflash Cottages, Broadflash Lane, Merton

IP25 6QL

3 bed1 bath

£313k

1 Adcock Road, Watton

IP25 6NX

4 bed2 bath

£329k

1 Blenheim Way, Watton

IP25 6XS

4 bed1 bath

£333k

1 Angel Close, Watton

IP25 6WW

£336k

1 Bloodhound Road, Watton

IP25 6WA

£297k

1 Bluebell Close, Watton

IP25 6HG

3 bed2 bath

£293k

1 Badger Drive, Watton

IP25 6ZN

3 bed2 bath

£377k

1 Aircraft Drive, Watton

IP25 6ZA

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Thetford district page.

Full Thetford report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

3/mo

Steady year-on-year across the wider district.

Closest school

0.1 km

Watton Junior School. 4 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP25 6AW from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

47.6dB

Low

Night-time road noise heatmap for IP25 6AW

Night-time· 23:00 – 07:00

39.0dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 85 High Street, Watton, Thetford, IP25 6AW. Each answer is also embedded as structured data for search engines.