The Bluff, Church Road, Griston, Thetford, IP25 6QA
About The Bluff
The Bluff is a detached house in Griston, Thetford, Thetford (IP25 6QA). It has a recorded floor area of 195 m² (around 2095 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2008) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 58). Main heating runs on oil. The latest certificate is from October 2008, so improvements made since then won't be reflected.
At 195 m² the property is well over the postcode median (129 m² across 23 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 74% of similar EPCs). 4 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at The Bluff
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
The Bluff's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Oct 2018
EPC Rating
Planning history
- Apr 2015FullIn report
Creation of new vehicular access to serve dwelling
- Documents
- 6 docs on file
- Reference
- 3PL/2015/0246/F
- May 2012ConditionsIn report
Discharge of conditions 3 & 7 on pp 3PL/2011/1404/F
- Documents
- 3 docs on file
- Reference
- 3DC/2012/0063/DOC
We flagged 1 thing worth checking at The Bluff
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 Bluff has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£403,000
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 5 sales in IP25 6QA: £327,500 (2021–2019).
Nearby sales in IP25 6QA
The Pines, Church Road, Griston, Thetford, IP25 6QA
Sold Feb 2021
£327,500Well Cottage, Church Road, Griston, Thetford, IP25 6QA
Sold Oct 2020
£370,000Westfield, Church Road, Griston, Thetford, IP25 6QA
Sold Aug 2020
£300,000Tinosa, Church Road, Griston, Thetford, IP25 6QA
Sold Jan 2020
£290,000Dormer Cottage, Church Road, Griston, Thetford, IP25 6QA
Sold Jul 2019
£380,000
Everything we know about The Bluff, 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 Church Road homes
The Bluff is notably below the street on co₂ emissions.
EPC Rating
41 (E)
Street avg 69 (C)
Floor Area
195 m²
Street avg 131 m²
CO₂ Emissions
13.0 t/year
Street avg 4.6 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
Similar properties nearby
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1 Adcock Road, Watton
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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
1.4 km
Caston Church of England Primary Academy. 2 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
43.6dB
Night-time· 23:00 – 07:00
36.8dB