Minella, 23 Abbey Road, Watton, Thetford, IP25 6PJ
About Minella
Minella is a one-bedroom end-of-terrace house in Watton, Thetford, Thetford (IP25 6PJ). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to 1976-1982. The latest certificate (October 2021) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 90), a 2-band jump.
At 45 m² it sits well below the postcode median (95 m² across 12 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £168,000 is 15.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£299/sq ft) was about 76% above the typical sold price in the postcode. Most recent transfer: December 2021 at £145,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at Minella
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
- Bedrooms1
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff road
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Minella has no planning applications on record.
Notable planning nearby
5applications of note in the surrounding area
We flagged 1 thing worth checking at Minella
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£168,000
Modelled from EPC, postcode comparables.
£145,000
Recorded with HM Land Registry.
Sales timeline
2 December 2021Most recent
£145,000
Median price across the last 5 sales in IP25 6PJ: £230,000 (2025–2019).
Nearby sales in IP25 6PJ
9 Abbey Road, Watton, Thetford, IP25 6PJ
Sold Nov 2025
£310,0003 Abbey Road, Watton, Thetford, IP25 6PJ
Sold Dec 2024
£280,00021 Abbey Road, Watton, Thetford, IP25 6PJ
Sold Jun 2024
£200,0007 Abbey Road, Watton, Thetford, IP25 6PJ
Sold Aug 2018
£230,00010 Abbey Road, Watton, Thetford, IP25 6PJ
Sold Oct 2017
£239,995
Everything we know about Minella, 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 Abbey Road homes
Price per m² for Minella runs comfortably ahead of the street norm.
Price per m²
£3,222
Street avg £2,133
Floor Area
45 m²
Street avg 90 m²
Habitable Rooms
2 rooms
Street avg 5 rooms
CO₂ Emissions
2.3 t/year
Street avg 4.9 t/year
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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
3/mo
Steady year-on-year across the wider district.
Closest school
0.6 km
Wayland Academy. 4 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
49.0dB
Night-time· 23:00 – 07:00
40.5dB