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89 Hills Road, Saham Hills, Thetford, IP25 7EW

Property type
Detached
Habitable rooms
5
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
E
Score 52
Tenure
Owner Occupied
Overview

About 89 Hills Road

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

89 Hills Road is a detached house in Saham Hills, Thetford, Thetford (IP25 7EW). It has a recorded floor area of 116 m² (around 1249 sq ft) and construction records dating it to 1976-1982. The latest certificate (July 2014) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2013); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Average and roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 84), a 3-band jump. Main heating runs on oil. The latest certificate is from July 2014, so improvements made since then won't be reflected.

At 116 m² it's 26.8% larger than the typical home in the postcode (92 m² median across 36 EPCs).

Before you offer

Know exactly what you're buying at 89 Hills Road

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

89 Hills Road'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This certificate is over 10 years old and is no longer valid.Expired 05 Jul 2024

Current Certificate(1 of 2)
Jul 2014

EPC Rating

A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.5 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 89 Hills Road, Saham Hills, Thetford, IP25 7EW, sourced from the PlanIt planning register.

89 Hills Road has no planning applications on record.

The full report still covers planning activity across the surrounding area.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

89 Hills Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£340,000

Modelled from EPC, postcode comparables.

See how we calculated this

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 7EW: £291,000 (2025–2022).

Before you offer

Everything we know about 89 Hills 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?
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On the street

Versus other Hills Road homes

Four headline reads against 36 similar houses on this street, drawn from the latest EPC and Land Registry data.

On co₂ emissions, 89 Hills Road runs well behind the street norm.

EPC Rating

52 (E)

Street avg 60 (D)

Below

Floor Area

116 m²

Street avg 95 m²

Above

CO₂ Emissions

7.5 t/year

Street avg 4.6 t/year

Strongly below

Habitable Rooms

5 rooms

Street avg 5 rooms

Above
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£324k

1 Barleyfield Close, Saham Toney

IP25 7GY

£314k

1 Amys Close, Saham Toney

IP25 7HU

3 bed
£374k

1 Acorn Close, Shipdham

IP25 7FE

4 bed2 bath
£307k

1 Church Street, Ashill

IP25 7AW

3 bed2 bath
£300k

1 Avondale Cottages, Birds Corner, Shipdham

IP25 7NH

£296k

1 Acacia Avenue, Ashill

IP25 7AR

3 bed
£398k

1 Cornflower Way, Ashill

IP25 7FQ

£290k

1 Council Houses, Ploughboy Lane, Saham Hills

IP25 7JN

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Thetford district page.
Full Thetford report

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

1.4 km

Parker's Church of England Primary Academy. 3 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP25 7EW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP25 7EW

Daytime· 07:00 – 23:00

42.1dB

Low
Night-time road noise heatmap for IP25 7EW

Night-time· 23:00 – 07:00

35.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 89 Hills Road, Saham Hills, Thetford, IP25 7EW. Each answer is also embedded as structured data for search engines.