2 Smiths Knoll, Hedenham, Bungay, NR35 2LQ
About 2 Smiths Knoll
2 Smiths Knoll is a semi-detached house in Hedenham, Bungay, Bungay (NR35 2LQ). It has a recorded floor area of 53 m² (around 566 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (July 2009) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would push it to E (score 45). Main heating runs on electricity. The latest certificate is from July 2009, so improvements made since then won't be reflected.
It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 53 m² it sits well below the postcode median (87 m² across 9 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £165,000 sits 170.5% above the 2009 sale of £61,000.
Know exactly what you're buying at 2 Smiths Knoll
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
2 Smiths Knoll sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Jul 2019
EPC Rating
Planning history
2 Smiths Knoll has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£165,000
Modelled from EPC, postcode comparables.
£61,000
Recorded with HM Land Registry.
Sales timeline
16 November 2009Most recent
£61,000
Median price across the last 2 sales in NR35 2LQ: £160,000 (2011–2008).
Everything we know about 2 Smiths Knoll, 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 Smiths Knoll homes
On epc rating, 2 Smiths Knoll runs well behind the street norm.
EPC Rating
38 (F)
Street avg 57 (D)
Floor Area
53 m²
Street avg 82 m²
CO₂ Emissions
5.4 t/year
Street avg 5.2 t/year
Habitable Rooms
2 rooms
Street avg 4 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
Closest school
2.2 km
Woodton Primary School. 1 school 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
46.0dB
Night-time· 23:00 – 07:00
39.0dB