Willow Cottage, Bridge Lane, Hills Road, Saham Hills, Thetford, IP25 7JW

Willow Cottage is a one-bedroom semi-detached house in Saham Hills, Thetford, Thetford (IP25 7JW). It has a recorded floor area of 38 m² (around 409 sq ft) and construction records dating it to 1976-1982. The latest certificate (October 2021) shows an E (score 44), well below the UK norm with real room to improve. The rating has held steady at E across 4 certificates since July 2009. Between certificates, roof efficiency went from Average to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 91), a 3-band jump. Main heating runs on electricity.

Held since February 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 38 m² it sits well below the postcode median (76 m² across 4 EPCs), making it one of the more compact homes locally. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Today's modelled estimate of £169,000 is 48.9% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£277/sq ft) was about 67.6% above the typical sold price in the postcode.