Paddock Cottage, Home Farm Lane, Merton, Thetford, IP25 6QS
About Paddock Cottage
Paddock Cottage is a five-bedroom detached house in Merton, Thetford, Thetford (IP25 6QS). It has a recorded floor area of 237 m² (around 2551 sq ft) and construction records dating it to before 1900. The latest certificate (October 2016) shows an F (score 29), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 73), a 3-band jump. Main heating runs on oil. Other recorded features include notable views.
At 237 m² it's 25.4% larger than the typical home in the postcode (189 m² median across 3 EPCs). 5 bedrooms is on the larger side for this postcode, where 4 is the typical count. Last changed hands 9 years ago, in May 2017. 3 planning records sit against the property, 1 approved, 0 refused. Across 2004–2017, sale prices on this property compounded at 5.6% per year. Today's modelled estimate of £637,000 is 24.9% above the 2017 sale price.
Know exactly what you're buying at Paddock Cottage
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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- Utility roomYes
- StudyYes
Outside
- Private gardenWest-facing
- Notable viewsYes
Energy performance
Paddock Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
- Aug 2019Tree WorksTreesIn report
T1-T8 Leylandi group of leylandi in hedge form with on large spefciment and 7 surpressed trees fell these trees to allow a native mix of trees to be planted as replacements and to allow existing
- Documents
- 1 doc on file
- Reference
- TRE/2019/0175/TCA
- Jun 2019FullIn report
Oak framed cart lodge
- Documents
- 12 docs on file
- Reference
- 3PL/2019/0521/HOU
We flagged 1 thing worth checking at Paddock 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
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Sales history & valuation
Sale price has at least doubled since 2004.
£637,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.6% per year over 13 years.
£510,000
Growth on file: 5.6% per year over 13 years.
Sales timeline
3 May 2017Most recent
£510,000
+13.3%over 9 years19 December 2007
£450,000
+80.0%over 3 years5 April 2004
£250,000
Median price across the last 5 sales in IP25 6QS: £475,000 (2025–2007).
Everything we know about Paddock 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
Versus other Home Farm Lane homes
Paddock Cottage is notably below the street on epc rating.
EPC Rating
29 (F)
Street avg 66 (D)
Floor Area
237 m²
Street avg 183 m²
CO₂ Emissions
19.1 t/year
Street avg 6.8 t/year
Habitable Rooms
8 rooms
Street avg 7 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
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
35.9dB