2 Granary Fields, Ashill, Thetford, IP25 7BN

2 Granary Fields is a four-bedroom detached house in Ashill, Thetford, Thetford (IP25 7BN). It has a recorded floor area of 180 m² (around 1938 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (July 2021) shows a D (score 67), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2008. Between certificates, roof efficiency went from Good to Very Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 87), a 2-band jump. Main heating runs on oil. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.

It hasn't traded since May 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 180 m² it sits well below the postcode median (283 m² across 4 EPCs), making it one of the more compact homes locally. Across 2003–2009, sale prices on this property compounded at 5% per year. Today's modelled estimate of £476,000 is 41% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£174/sq ft) was about 17.8% above the typical sold price in the postcode.