What type of property is Garden Cottage, Home Farm Lane, IP25 6QS?

Garden Cottage, Home Farm Lane, IP25 6QS is a detached house.

What is the EPC rating for Garden Cottage, Home Farm Lane, IP25 6QS?

The current EPC rating for Garden Cottage, Home Farm Lane, IP25 6QS is C with a score of 79 out of 100, lodged in June 2021. It has improved from a E recorded in September 2019 (2 bands). The assessor estimates the property could reach a A. Source: EPC Register.

What is the floor area of Garden Cottage, Home Farm Lane, IP25 6QS?

Garden Cottage, Home Farm Lane, IP25 6QS has a recorded floor area of 85 m² (915 sq ft). That makes it about 64% smaller than the median EPC-recorded property in IP25 6QS. Source: EPC Register.

How is Garden Cottage, Home Farm Lane, IP25 6QS heated?

The latest EPC at Garden Cottage, Home Farm Lane, IP25 6QS records electricity as the main heating fuel. Source: EPC Register.

What council tax band is Garden Cottage, Home Farm Lane, IP25 6QS?

Garden Cottage, Home Farm Lane, IP25 6QS is in council tax band A. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Where is Garden Cottage, Home Farm Lane, IP25 6QS located?

Garden Cottage, Home Farm Lane, IP25 6QS sits in Merton, Thetford, Thetford. It falls within the IP25 postcode district in Norfolk.

How safe is the area around Garden Cottage, Home Farm Lane, IP25 6QS?

Police records around Garden Cottage, Home Farm Lane, IP25 6QS 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.

Which schools serve Garden Cottage, Home Farm Lane, IP25 6QS?

The closest primary school to Garden Cottage, Home Farm Lane, IP25 6QS is Watton Westfield Infant and Nursery School (1.8km), one of 3 primaries within walking distance. The closest secondary is Wayland Academy (1.7km).

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Garden Cottage, Home Farm Lane, Merton, Thetford, IP25 6QS

1 planning record

Property type

Detached

Habitable rooms

From EPC

Floor area

85 m²

915 sq ft

Energy rating

Score 79

Council tax

Band A

Tenure

Owner Occupied

Overview

About Garden Cottage

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

Garden Cottage is a detached house in Merton, Thetford, Thetford (IP25 6QS). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 2007-2011 and council tax band A. The latest certificate (June 2021) shows a C (score 79), near the top of the C band. When first surveyed in September 2019 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Average to Good and main heating went from Average to Very Good. The recommended improvements would lift it to A (score 92), a 2-band jump. Main heating runs on electricity.

At 85 m² it sits well below the postcode median (237 m² across 3 EPCs), making it one of the more compact homes locally. One historical planning record sits against the property in 2021.

Before you offer

Know exactly what you're buying at Garden Cottage

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

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Larger development activity nearby

£14.99

Trusted by UK homebuyers

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)

Jun 2021

EPC Rating

C79

Main Heating

Heat Pump

Main Fuel

Electric

Hot Water

Average

Windows

Good

CO2 Emissions

1.8 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jun 2021from Sept 2019

EPC improved fromE54toC79

Heating System

Gas BoilerHeat Pump

Heat pump installed, significantly improving energy efficiency

Main Fuel

OilElectric

Changed to a more efficient fuel source

Wall Insulation

Partial InsulationInsulated Cavity

Wall insulation upgraded

Floor Insulation

UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting

80%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Garden Cottage, Home Farm Lane, Merton, Thetford, IP25 6QS, sourced from the PlanIt planning register.

Planning records include a solar-panel installation at Garden Cottage.

Apr 2021
Solar PanelsOutline
In report
Installation of the solar panels on the roof of the house - certificate of lawfulness
Documents
9 docs on file
Reference
3PL/2021/0511/LU
View planning record

Before you offer

We flagged 1 thing worth checking at Garden 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

£14.99

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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.

Garden Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£244,000

Modelled from EPC, postcode comparables.

See how we calculated this

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 6QS: £510,000 (2025–2008).

Nearby sales in IP25 6QS

Before you offer

Everything we know about Garden 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

£14.99

Trusted by UK homebuyers

On the street

Versus other Home Farm Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Garden Cottage runs comfortably ahead of the street norm.

EPC Rating

79 (C)

Street avg 49 (E)

Strongly above

Floor Area

85 m²

Street avg 234 m²

Strongly below

CO₂ Emissions

1.8 t/year

Street avg 12.5 t/year

Strongly above

Habitable Rooms

3 rooms

Street avg 9 rooms

Strongly below

Comparables

Similar properties nearby

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

£235k

1 Britannia Road, Griston

IP25 6FU

3 bed2 bath

£220k

1 Adland Road, Carbrooke

IP25 6GP

£219k

1 Buckingham Close, Carbrooke

IP25 6WL

4 bed2 bath

£218k

1 Bridle Road, Watton

IP25 6NA

£205k

1 Broadmoor Cottage, Broadmoor Road, Carbrooke

IP25 6TE

£293k

1 Badger Drive, Watton

IP25 6ZN

3 bed2 bath

£297k

1 Bluebell Close, Watton

IP25 6HG

3 bed2 bath

£200k

1 Akrotiri Square, Watton

IP25 6HY

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

1.7 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.

Noise

Road noise across the postcode

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

Daytime· 07:00 – 23:00

42.3dB

Low

Night-time road noise heatmap for IP25 6QS

Night-time· 23:00 – 07:00

35.9dB

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 Garden Cottage, Home Farm Lane, Merton, Thetford, IP25 6QS. Each answer is also embedded as structured data for search engines.