74 Hills Road, Saham Hills, Thetford, IP25 7EZ

74 Hills Road is a detached house in Saham Hills, Thetford, Thetford (IP25 7EZ). It has a recorded floor area of 228 m² (around 2454 sq ft) and council tax band F. The latest certificate (April 2015) shows a C (score 73). Earlier certificates rated it B (September 2013); the latest reading is one band lower. Between certificates, roof efficiency went from Good to Very Good; while hot-water efficiency dropped from Good to Average and main heating dropped from Average to Poor. The recommended improvements would push it to B (score 85). Main heating runs on wood logs. The latest certificate is from April 2015, so improvements made since then won't be reflected.

It hasn't traded since July 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 228 m² the property is well over the postcode median (117 m² across 27 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). Today's modelled estimate of £581,000 sits 241.8% above the 2008 sale of £170,000. On a £-per-square-foot basis, the last sale (£69/sq ft) was about 56.5% below the postcode norm.