The Poplars, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
About The Poplars
The Poplars is a detached house in Saham Hills, Thetford, Thetford (IP25 7JN). It has a recorded floor area of 241 m² (around 2594 sq ft) and construction records dating it to 2022. The latest certificate (December 2022) returns a high B (score 85), putting the home a stone's throw from an A rating.
At 241 m² the property is well over the postcode median (106 m² across 17 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). Today's modelled estimate of £681,000 sits 249.2% above the 2021 sale of £195,000. On a £-per-square-foot basis, the last sale (£75/sq ft) was about 63.7% below the postcode norm. Most recent transfer: August 2021 at £195,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2021.
Know exactly what you're buying at The Poplars
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
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
EPC Rating
Planning history
- Aug 2021ConditionsIn report
Discharge of Conditions 3,4, on 3PL/2021/0930/F
- Documents
- 4 docs on file
- Reference
- 3DC/2021/0207/DOC
What's in The Poplars, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
The Poplars's estimated value is more than triple its earliest registered sale price (2021).
£681,000
Modelled from EPC, postcode comparables.
£195,000
Recorded with HM Land Registry.
Sales timeline
2 August 2021Most recent
£195,000
Median price across the last 5 sales in IP25 7JN: £347,524 (2024–2022).
Nearby sales in IP25 7JN
Mercian Cottage, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
Sold Nov 2024
£347,5244 Council Houses, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
Sold Oct 2023
£260,0005 Council Houses, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
Sold Jul 2023
£215,000Ash House, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
Sold Jul 2022
£685,000Red Brick House, Ploughboy Lane, Saham Hills, Thetford, IP25 7JN
Sold Feb 2022
£577,500
Everything we know about The Poplars, 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 Ploughboy Lane homes
On floor area, The Poplars stands well clear of the street.
Price per m²
£809
Street avg £2,621
Floor Area
241 m²
Street avg 134 m²
CO₂ Emissions
3.1 t/year
Street avg 5.9 t/year
Years Held
5 years
Street avg 6 years
Similar properties nearby
1 Admiral Close, Bradenham
IP25 7GB
1 Church Street, Bradenham
IP25 7QL
1 Cornflower Way, Ashill
IP25 7FQ
1 Acorn Close, Shipdham
IP25 7FE
1 Barleyfield Close, Saham Toney
IP25 7GY
1 Amys Close, Saham Toney
IP25 7HU
1 Church Street, Ashill
IP25 7AW
1 Avondale Cottages, 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
1.3 km
Parker's Church of England Primary Academy. 4 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