13 School Road, Holme Hale, Thetford, IP25 7DP
About 13 School Road
13 School Road is a semi-detached house in Holme Hale, Thetford, Thetford (IP25 7DP). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1930-1949 and council tax band A. The latest certificate (May 2021) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2012. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average and roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 84), a 2-band jump. Main heating runs on oil.
At 55 m² it sits well below the postcode median (93 m² across 18 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 13 School 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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Fuel source changed
Heating controls upgraded for better temperature management
Hot water system upgraded
Floor insulation added or improved
More low energy lighting installed
Planning history
13 School Road has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
13 School Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£175,000
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 7DP: £240,000 (2024–2020).
Nearby sales in IP25 7DP
20 School Road, Holme Hale, Thetford, IP25 7DP
Sold Sept 2024
£370,00018 School Road, Holme Hale, Thetford, IP25 7DP
Sold Jun 2023
£190,0003 School Road, Holme Hale, Thetford, IP25 7DP
Sold Jun 2021
£190,00016 School Road, Holme Hale, Thetford, IP25 7DP
Sold Oct 2020
£240,000Hedgerley, School Road, Holme Hale, Thetford, IP25 7DP
Sold Oct 2019
£202,000
Everything we know about 13 School 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 School Road homes
13 School Road is notably below the street on habitable rooms.
EPC Rating
63 (D)
Street avg 56 (D)
Floor Area
55 m²
Street avg 91 m²
CO₂ Emissions
3.1 t/year
Street avg 5.3 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
Similar properties nearby
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IP25 7JW
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IP25 7BL
1 Chapel Cottage, Coburg Lane, Saham Hills
IP25 7JF
1 Chapel Street, Shipdham
IP25 7LB
1 Chapel Lane, Ashill
IP25 7AU
1 Corner Farm Bungalow, King Row, Shipdham
IP25 7RN
1 Bush House, Coburg Lane, Saham Hills
IP25 7JF
1 Bradenham Hall Cottages, Bradenham
IP25 7QS
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
2.5 km
Necton VA 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
36.1dB