Bay Tree Cottage, Coburg Lane, Saham Hills, Thetford, IP25 7JF
About Bay Tree Cottage
Bay Tree Cottage is a detached house in Saham Hills, Thetford, Thetford (IP25 7JF). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1996-2002 and council tax band C. The latest certificate (June 2017) shows a C (score 71). The recommended improvements would push it to B (score 84).
It hasn't traded since August 2007, a hold of 19 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 90 m² it sits well below the postcode median (131 m² across 12 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £298,000 sits 57.7% above the 2007 sale of £189,000.
Know exactly what you're buying at Bay Tree Cottage
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
Bay Tree Cottage ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Planning history
Bay Tree Cottage has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£298,000
Modelled from EPC, postcode comparables.
£189,000
Recorded with HM Land Registry.
Sales timeline
22 August 2007Most recent
£189,000
Median price across the last 5 sales in IP25 7JF: £195,000 (2023–2020).
Nearby sales in IP25 7JF
2 Bush House, Coburg Lane, Saham Hills, Thetford, IP25 7JF
Sold Nov 2023
£167,0009 Coburg Lane, Saham Hills, Thetford, IP25 7JF
Sold Mar 2022
£550,00011 Coburg Lane, Saham Hills, Thetford, IP25 7JF
Sold Feb 2022
£572,5002 Chapel Cottage, Coburg Lane, Saham Hills, Thetford, IP25 7JF
Sold Sept 2021
£195,0001 Bush House, Coburg Lane, Saham Hills, Thetford, IP25 7JF
Sold Mar 2020
£194,500
Everything we know about Bay Tree Cottage, 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 Coburg Lane homes
On epc rating, Bay Tree Cottage stands well clear of the street.
Price per m²
£2,100
Street avg £2,571
Floor Area
90 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.0 t/year
Street avg 5.2 t/year
Similar properties nearby
1 Avondale Cottages, Birds Corner, Shipdham
IP25 7NH
1 Acacia Avenue, Ashill
IP25 7AR
1 Council Houses, Ploughboy Lane, Saham Hills
IP25 7JN
1 Church Street, Ashill
IP25 7AW
1 Amys Close, Saham Toney
IP25 7HU
1 Bokenham Cottages, Bradenham
IP25 7QR
1 Barleyfield Close, Saham Toney
IP25 7GY
1 Birds Corner, Shipdham
IP25 7NH
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
1.4 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.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.0dB
Night-time· 23:00 – 07:00
35.7dB