Model valuation£417,0008 Busby Close
Local market context
Woodland Lodge, Hollow Way Road, Aldeby, Beccles, NR34 0AH
1 planning record
Property type
Detached
Habitable rooms
5
From EPC
Floor area
120 m²
1292 sq ft
Energy rating
D
Score 58
Tenure
Owner Occupied
About Woodland Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodland Lodge is a detached house in Aldeby, Beccles, Beccles (NR34 0AH). It has a recorded floor area of 120 m² (around 1292 sq ft) and construction records dating it to before 1900. The latest certificate (September 2015) shows a D (score 58), a step below the typical UK home. When first surveyed in October 2012 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Very Good, lighting went from Poor to Very Good and main heating went from Very Poor to Poor; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to A (score 102), a 3-band jump. Main heating runs on bulk wood pellets. The latest certificate is from September 2015, so improvements made since then won't be reflected.
Today's modelled estimate of £526,000 sits 75.3% above the 2012 sale of £300,000. One planning record on file: an extension approved in 2014. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Last changed hands 14 years ago, in December 2012.
Before you decide
Everything you need to know about Woodland Lodge
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
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This certificate is over 10 years old and is no longer valid.Expired 29 Sept 2025
Current Certificate(1 of 2)
Sept 2015
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Very Poor
Windows
Good
CO2 Emissions
-1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 29 September 2025
Property Improvements
Changes detected from historical EPC data
Sept 2015from Oct 2012
EPC improved fromF22toD58
Hot Water
Immersion (Off-Peak)Immersion
Hot water system changed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
23%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Planning history
Applications and permits filed against Woodland Lodge, Hollow Way Road, Aldeby, Beccles, NR34 0AH, sourced from the PlanIt planning register.
1 application on record at Woodland Lodge, Hollow Way Road, Aldeby, Beccles, NR34 0AH
1decisions1extensions13documents1nearby
- Jul 2014Loft ConversionFullOutcome in report
Loft conversion with dormer windows, extensions to form office, cellar and garden room, detached single garage and partial roof replacement to allow possible future loft conversion.
Extension- Documents
- 13 docs on file
- Reference
- 2014/0911
Unlock Woodland Lodge, Hollow Way Road, Aldeby, Beccles, NR34 0AH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Current estimate
See how we calculated this£526,000
Modelled from EPC, postcode comparables.
Last sold (2012)
£300,000
Recorded with HM Land Registry.
Sales timeline
14 December 2012Most recent
£300,000
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£635k
1 Church Farm Cottages, Pound Lane, Toft Monks
NR34 0EX
£432k
1 Big Row, Geldeston
NR34 0LY
3 bed1 bath
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
£409k
1 Kings Dam, Gillingham
NR34 0LG
£362k
1 College Farm Cottages, St Marys Road, Aldeby
NR34 0BD
3 bed1 bath
£350k
1 Ketts Acre, Crimp Cramp Lane, Wheatacre
NR34 0BQ
£345k
1 Laburnham Cottages, Common Road, Aldeby
NR34 0BL
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Beccles district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
87/mo
Falling year-on-year across the wider district.
Nearest stop
2.1 km
Morrisons — bus stop.
Closest school
2.4 km
Glebeland Community Primary School. 2 schools nearby.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around NR34 0AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.6dB
Night-time· 23:00 – 07:00
40.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Woodland Lodge, Hollow Way Road, Aldeby, Beccles, NR34 0AH. Each answer is also embedded as structured data for search engines.