Model valuation£417,0008 Busby Close
Local market context
The Willows, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Property type
Detached
Habitable rooms
6
From EPC
Floor area
249 m²
2680 sq ft
Energy rating
D
Score 61
Council tax
Band F
Tenure
Owner Occupied
About The Willows
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Willows is a detached house in Aldeby, Beccles, Beccles (NR34 0BE). It has a recorded floor area of 249 m² (around 2680 sq ft), construction records dating it to 1996-2002 and council tax band F. The latest certificate (August 2017) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump. Main heating runs on electricity.
At 249 m² the property is well over the postcode median (97 m² across 8 EPCs), placing it in the larger end of the local stock.
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Everything you need to know about The Willows
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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.
The Willows's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Aug 2017EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 August 2027
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Planning history
Applications and permits filed against The Willows, Dun Cow Road, Aldeby, Beccles, NR34 0BE, sourced from the PlanIt planning register.
The Willows 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.
The Willows has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£639,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in NR34 0BE: £300,000 (2025–2022).
Nearby sales in NR34 0BE
Reubens, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Sold Mar 2025
£300,000Stonham Lodge, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Sold Oct 2024
£500,0002 The Cottages, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Sold Apr 2023
£1,000Virginia Cottage, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Sold Nov 2022
£475,0003 The Cottages, Dun Cow Road, Aldeby, Beccles, NR34 0BE
Sold Sept 2021
£175,000
Versus other Dun Cow Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
The Willows outperforms the street on floor area by a wide margin.
EPC Rating
61 (D)
Street avg 53 (E)
Floor Area
249 m²
Street avg 100 m²
CO₂ Emissions
15.0 t/year
Street avg 6.6 t/year
Habitable Rooms
6 rooms
Street avg 5 rooms
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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.
£635k
1 Church Farm Cottages, Pound Lane, Toft Monks
NR34 0EX
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£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.
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 0BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.0dB
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 The Willows, Dun Cow Road, Aldeby, Beccles, NR34 0BE. Each answer is also embedded as structured data for search engines.