90 Hills Road, Saham Hills, Thetford, IP25 7EZ
About 90 Hills Road
90 Hills Road is a semi-detached house in Saham Hills, Thetford, Thetford (IP25 7EZ). It has a recorded floor area of 98 m² (around 1055 sq ft) and construction records dating it to 1976-1982. The latest certificate (August 2014) shows a D (score 59), a step below the typical UK home. When first surveyed in February 2014 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Very Poor to Average. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.
At 98 m² it's 19.7% smaller than the typical home in the postcode (122 m² median across 27 EPCs).
Know exactly what you're buying at 90 Hills 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 Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Aug 2024
EPC Rating
Property Improvements
Changes detected from historical EPC data
Window efficiency improved
Roof insulation improved
More low energy lighting installed
Heating controls upgraded for better temperature management
Hot water efficiency improved
Planning history
90 Hills Road has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
90 Hills Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£285,000
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 7EZ: £375,000 (2025–2023).
Nearby sales in IP25 7EZ
112 Hills Road, Saham Hills, Thetford, IP25 7EZ
Sold Jul 2025
£320,00078 Hills Road, Saham Hills, Thetford, IP25 7EZ
Sold Aug 2024
£375,00076 Hills Road, Saham Hills, Thetford, IP25 7EZ
Sold Jun 2024
£470,000116 Hills Road, Saham Hills, Thetford, IP25 7EZ
Sold Sept 2023
£460,00086 Hills Road, Saham Hills, Thetford, IP25 7EZ
Sold Jul 2023
£285,000
Everything we know about 90 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?
Versus other Hills Road homes
EPC Rating
59 (D)
Street avg 58 (D)
Floor Area
98 m²
Street avg 130 m²
CO₂ Emissions
5.1 t/year
Street avg 6.1 t/year
Habitable Rooms
5 rooms
Street avg 6 rooms
Similar properties nearby
1 Bokenham Cottages, Bradenham
IP25 7QR
1 Council Houses, Ploughboy Lane, Saham Hills
IP25 7JN
1 Acacia Avenue, Ashill
IP25 7AR
1 Avondale Cottages, Birds Corner, Shipdham
IP25 7NH
1 Church Street, Ashill
IP25 7AW
1 Birds Corner, Shipdham
IP25 7NH
1 Amys Close, Saham Toney
IP25 7HU
1 Barleyfield Close, Saham Toney
IP25 7GY
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
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
35.7dB