2 Watton Road, Ashill, Thetford, IP25 7AJ
About 2 Watton Road
2 Watton Road is a semi-detached house in Ashill, Thetford, Thetford (IP25 7AJ). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2022) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (January 2012); the latest reading is one band lower. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to C (score 80).
At 86 m² it sits well below the postcode median (126 m² across 12 EPCs), making it one of the more compact homes locally. Across 1999–2022, sale prices on this property compounded at 7.5% per year. On a £-per-square-foot basis, the last sale (£281/sq ft) was about 63.1% above the typical sold price in the postcode. Sold July 2022 for £260,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Watton Road
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Window efficiency improved
Roof insulation improved
More low energy lighting installed
Planning history
2 Watton Road has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
2 Watton Road has more than quadrupled in price since its earliest registered sale in 1999.
£264,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.5% per year over 23 years.
£260,000
Growth on file: 7.5% per year over 23 years.
Sales timeline
5 July 2022Most recent
£260,000
+288.1%over 21 years31 October 2000
£67,000
+39.6%over 1 year18 February 1999
£48,000
Median price across the last 5 sales in IP25 7AJ: £426,000 (2023–2020).
Nearby sales in IP25 7AJ
Balsam House, Watton Road, Ashill, Thetford, IP25 7AJ
Sold Dec 2023
£470,000Traquair, Watton Road, Ashill, Thetford, IP25 7AJ
Sold Feb 2023
£285,000Treetops, Watton Road, Ashill, Thetford, IP25 7AJ
Sold Jan 2022
£535,000Nutbrown Cottage, Watton Road, Ashill, Thetford, IP25 7AJ
Sold Feb 2021
£426,000Orchard View, Watton Road, Ashill, Thetford, IP25 7AJ
Sold Dec 2020
£402,500
Everything we know about 2 Watton Road, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Watton Road homes
Floor Area for 2 Watton Road lags the street by a wide margin.
Price per m²
£3,023
Street avg £2,251
Floor Area
86 m²
Street avg 149 m²
Habitable Rooms
4 rooms
Street avg 7 rooms
CO₂ Emissions
4.0 t/year
Street avg 4.9 t/year
Similar properties nearby
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IP25 7NH
1 Bokenham Cottages, Bradenham
IP25 7QR
1 Bradenham Hall Cottages, Bradenham
IP25 7QS
1 Council Houses, Ploughboy Lane, Saham Hills
IP25 7JN
1 Bush House, Coburg Lane, Saham Hills
IP25 7JF
1 Acacia Avenue, Ashill
IP25 7AR
1 Corner Farm Bungalow, King Row, Shipdham
IP25 7RN
1 Avondale Cottages, Birds Corner, Shipdham
IP25 7NH
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
0.3 km
Ashill Voluntary Controlled Primary School. 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
43.8dB
Night-time· 23:00 – 07:00
36.6dB