Model valuation£417,0008 Busby Close
Local market context
2 Hall Cottages, Church Lane, Wheatacre, Beccles, NR34 0AU
3 sales on record
Property type
Semi-detached
Bedrooms
4
Floor area
144 m²
1550 sq ft
Energy rating
D
Score 66
Council tax
Band D
Tenure
Owner Occupied
About 2 Hall Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hall Cottages is a four-bedroom semi-detached house in Wheatacre, Beccles, Beccles (NR34 0AU). It has a recorded floor area of 144 m² (around 1550 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (March 2011) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 72). Main heating runs on oil. The latest certificate is from March 2011, so improvements made since then won't be reflected. Records show the property has been extended at some point in its history.
At 144 m² the property is well over the postcode median (93 m² across 15 EPCs), placing it in the larger end of the local stock. Across 1998–2012, sale prices on this property compounded at 11.1% per year. Today's modelled estimate of £401,000 sits 60.4% above the 2012 sale of £250,000. Last sold in December 2012, so it's been off the market for around 14 years.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
- GarageDouble
Building
- Previously extendedYes
Before you decide
Everything you need to know about 2 Hall Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
2 Hall Cottages's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Mar 2021
Current Certificate
Mar 2011EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 14 March 2021
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC 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 £1,020 · Includes VAT
Planning history
Applications and permits filed against 2 Hall Cottages, Church Lane, Wheatacre, Beccles, NR34 0AU, sourced from the PlanIt planning register.
2 Hall Cottages has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Hall Cottages has more than quadrupled in price since its earliest registered sale in 1998.
Current estimate
See how we calculated this£401,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.1% per year over 15 years.
Last sold (2012)
£250,000
Growth on file: 11.1% per year over 15 years.
Sales timeline
7 December 2012Most recent
£250,000
+176.2%over 11 years25 September 2001
£90,500
+69.2%over 3 years2 April 1998
£53,500
Median price across the last 5 sales in NR34 0AU: £265,000 (2022–2017).
Nearby sales in NR34 0AU
Ash Trees, Church Lane, Wheatacre, Beccles, NR34 0AU
Sold Nov 2022
£460,0001 Whiteways, Church Lane, Wheatacre, Beccles, NR34 0AU
Sold Dec 2021
£265,0002 Whiteways, Church Lane, Wheatacre, Beccles, NR34 0AU
Sold Mar 2021
£260,000Cinder Cottage, Church Lane, Wheatacre, Beccles, NR34 0AU
Sold Jan 2019
£360,000Forge House, Church Lane, Wheatacre, Beccles, NR34 0AU
Sold Mar 2016
£520,000
Versus other Church Lane homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 2 Hall Cottages stands well clear of the street.
Price per m²
£1,736
Street avg £2,316
Floor Area
144 m²
Street avg 99 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.5 t/year
Street avg 6.5 t/year
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£432k
1 Big Row, Geldeston
NR34 0LY
3 bed1 bath
£362k
1 College Farm Cottages, St Marys Road, Aldeby
NR34 0BD
3 bed1 bath
£308k
1 Forge Grove, Gillingham
NR34 0AE
3 bed1 bath
£277k
1 Greys Cottages, Burgh St Peter
NR34 0BB
3 bed1 bath
1 Ashford Close, Gillingham
NR34 0LE
4 bed
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
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.
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 0AU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
36.5dB
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 2 Hall Cottages, Church Lane, Wheatacre, Beccles, NR34 0AU. Each answer is also embedded as structured data for search engines.