The Beeches, Beccles Road, Toft Monks, Beccles, NR34 0EA

The Beeches is a five-bedroom detached house in Toft Monks, Beccles, Beccles (NR34 0EA). It has a recorded floor area of 273 m² (around 2939 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (March 2020) shows an E (score 41), well below the UK norm with real room to improve. When first surveyed in May 2016 the rating was G, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Poor and main heating went from Very Poor to Poor. The recommended improvements would push it to D (score 57). Main heating runs on lpg. Other recorded features include notable views. It has already been extended once and our model flags further extension potential, a sign of buyer flexibility.

At 273 m² the property is well over the postcode median (87 m² across 9 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. One planning record on file: change of use to residential approved in 2003. Past consents include change of use to residential, meaningful when judging how the property has evolved. Across 2003–2021, sale prices on this property compounded at 3.7% per year. Today's modelled estimate of £426,000 is 13.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£128/sq ft) was about 18.1% below the postcode norm. Most recent transfer: June 2021 at £375,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.