High Standing, Station Road, Holme Hale, Thetford, IP25 7DY
About High Standing
High Standing is a two-bedroom detached house in Holme Hale, Thetford, Thetford (IP25 7DY). It has a recorded floor area of 69 m² (around 743 sq ft), construction records dating it to 1976-1982 and council tax band B. The latest certificate (September 2013) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 89), a 3-band jump. Main heating runs on electricity. The latest certificate is from September 2013, so improvements made since then won't be reflected.
Across 1995–2014, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £208,000 sits 76.3% above the 2014 sale of £118,000. On a £-per-square-foot basis, the last sale (£159/sq ft) was about 25.6% below the postcode norm. Last changed hands 12 years ago, in January 2014. At 69 m² it's 28.9% smaller than the typical home in the postcode (97 m² median across 13 EPCs).
Know exactly what you're buying at High Standing
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
Energy performance
High Standing's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Sept 2023
EPC Rating
Planning history
High Standing has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Sale price has at least doubled since 1995.
£208,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.9% per year over 18 years.
£118,000
Growth on file: 4.9% per year over 18 years.
Sales timeline
14 January 2014Most recent
£118,000
+140.8%over 18 years10 August 1995
£49,000
Median price across the last 5 sales in IP25 7DY: £345,000 (2025–2021).
Nearby sales in IP25 7DY
1a, Station Road, Holme Hale, Thetford, IP25 7DY
Sold Nov 2025
£350,000Beatrice, Station Road, Holme Hale, Thetford, IP25 7DY
Sold Sept 2023
£237,500Silverwood, Station Road, Holme Hale, Thetford, IP25 7DY
Sold Jun 2023
£325,0002 Station Road, Holme Hale, Thetford, IP25 7DY
Sold Nov 2022
£345,000Bilmar, Station Road, Holme Hale, Thetford, IP25 7DY
Sold Oct 2021
£407,500
Everything we know about High Standing, 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 Station Road homes
High Standing is notably below the street on habitable rooms.
Price per m²
£1,710
Street avg £2,665
Floor Area
69 m²
Street avg 113 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
6.4 t/year
Street avg 6.4 t/year
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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
2.7 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
42.7dB
Night-time· 23:00 – 07:00
35.9dB