What kind of home is 88 Hills Road, IP25 7EZ?

88 Hills Road, IP25 7EZ is a 3-bedroom semi-detached house.

What was the last sold price for 88 Hills Road, IP25 7EZ?

88 Hills Road, IP25 7EZ last sold for £158,000 in September 2012, around 14 years ago. Land Registry has 3 sales on record going back to £62,500 in November 1999. Source: HM Land Registry.

How has the value of 88 Hills Road, IP25 7EZ changed over time?

Across 3 sales between November 1999 and September 2012, 88 Hills Road, IP25 7EZ rose from £62,500 to £158,000, a change of £95,500. That works out to roughly +7.5% per year compounded over 13 years. Source: HM Land Registry.

What is the EPC rating for 88 Hills Road, IP25 7EZ?

The current EPC rating for 88 Hills Road, IP25 7EZ is D with a score of 67 out of 100, lodged in May 2012. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 88 Hills Road, IP25 7EZ?

88 Hills Road, IP25 7EZ has a recorded floor area of 98 m² (1,055 sq ft), around 33 m² per bedroom. That makes it about 16% smaller than the median EPC-recorded property in IP25 7EZ. Source: EPC Register.

What heating system does 88 Hills Road, IP25 7EZ use?

The latest EPC at 88 Hills Road, IP25 7EZ records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 88 Hills Road, IP25 7EZ?

88 Hills Road, IP25 7EZ is in council tax band C.

Which area is 88 Hills Road, IP25 7EZ in?

88 Hills Road, IP25 7EZ sits in Saham Hills, Thetford, Thetford. It falls within the IP25 postcode district in Norfolk.

How safe is the area around 88 Hills Road, IP25 7EZ?

Police records around 88 Hills Road, IP25 7EZ show an average of 3 reported crimes per month over the last 7 months. Violent crime makes up roughly 46% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 88 Hills Road, IP25 7EZ?

The closest primary school to 88 Hills Road, IP25 7EZ is Parker's Church of England Primary Academy (1.3km), one of 3 primaries within walking distance.

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

3 sales on record

Property type

Semi-detached

Bedrooms

Floor area

98 m²

1055 sq ft

Energy rating

Score 67

Council tax

Band C

Tenure

Owner Occupied

Overview

About 88 Hills Road

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

88 Hills Road is a three-bedroom semi-detached house in Saham Hills, Thetford, Thetford (IP25 7EZ). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (May 2012) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump. The latest certificate is from May 2012, so improvements made since then won't be reflected.

Across 1999–2012, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £269,000 sits 70.3% above the 2012 sale of £158,000. 14 years since the last transfer (September 2012). At 98 m² it's 19.7% smaller than the typical home in the postcode (122 m² median across 27 EPCs).

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

Bedrooms3

Energy

Energy performance

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

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 03 May 2022

EPC Rating

D67

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

3.6 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 88 Hills Road, Saham Hills, Thetford, IP25 7EZ, sourced from the PlanIt planning register.

88 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.

Sale price has at least doubled since 1999.

Current estimate

£269,000

Modelled from EPC, postcode comparables and a sale-price growth of 7.5% per year over 13 years.

See how we calculated this

Last sold (2012)

£158,000

Growth on file: 7.5% per year over 13 years.

Sales timeline

26 September 2012Most recent
£158,000
29 June 2004
£158,000
+152.8%over 4 years
5 November 1999
£62,500

Median price across the last 5 sales in IP25 7EZ: £375,000 (2025–2023).

Nearby sales in IP25 7EZ

Before you offer

Everything we know about 88 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 27 similar houses on this street, drawn from the latest EPC and Land Registry data.

CO₂ Emissions for 88 Hills Road runs comfortably ahead of the street norm.

Price per m²

£1,612

Street avg £2,358

Below

Floor Area

98 m²

Street avg 130 m²

Below

Habitable Rooms

5 rooms

Street avg 6 rooms

Below

CO₂ Emissions

3.6 t/year

Street avg 6.1 t/year

Strongly above

Comparables

Similar properties nearby

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

£261k

1 Birds Corner, Shipdham

IP25 7NH

3 bed

£296k

1 Acacia Avenue, Ashill

IP25 7AR

3 bed

£307k

1 Church Street, Ashill

IP25 7AW

3 bed2 bath

£314k

1 Amys Close, Saham Toney

IP25 7HU

3 bed

£504k

1 Admiral Close, Bradenham

IP25 7GB

3 bed2 bath

£240k

1 Bush House, Coburg Lane, Saham Hills

IP25 7JF

2 bed1 bath

£374k

1 Acorn Close, Shipdham

IP25 7FE

4 bed2 bath

£175k

1 Bridge Cottage, Bridge Lane, Hills Road, Saham Hills

IP25 7JW

2 bed

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

1.3 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 7EZ from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

42.2dB

Low

Night-time road noise heatmap for IP25 7EZ

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 88 Hills Road, Saham Hills, Thetford, IP25 7EZ. Each answer is also embedded as structured data for search engines.