Model valuation£417,0008 Busby Close
Local market context
Hill Farm, Yarmouth Road, Gillingham, Beccles, NR34 0EE
5 planning records
Property type
Detached
Habitable rooms
8
From EPC
Floor area
545 m²
5866 sq ft
Energy rating
D
Score 56
Tenure
Owner Occupied
About Hill Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Hill Farm is a detached house in Gillingham, Beccles, Beccles (NR34 0EE). It has a recorded floor area of 545 m² (around 5866 sq ft) and construction records dating it to before 1900. The latest certificate (February 2019) shows a D (score 56), a step below the typical UK home. The rating has held steady at D across 4 certificates since June 2012. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Very Poor to Average and lighting went from Very Poor to Good; while main heating dropped from Good to Average. Main heating runs on oil.
At 545 m² the property is well over the postcode median (93 m² across 7 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 86% of similar EPCs). 5 planning records sit against the property, 3 approved, 2 refused.
Before you decide
Everything you need to know about Hill Farm
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.
Hill Farm's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 4)
Feb 2019
EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
23.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 February 2029
Property Improvements
Changes detected from historical EPC data
Jun 2014from Jun 2012
EPC improved fromD56toF29
Heating Controls
Full ControlProg + Stat
Heating controls changed
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Sept 2015from Jun 2014
Hot Water
AveragePoor
Hot water efficiency decreased
Feb 2019from Sept 2015
EPC improved fromF23toD56
Heating Controls
Prog + StatFull Control
Heating controls upgraded for better temperature management
Hot Water
PoorAverage
Hot water efficiency improved
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
27%50%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC DPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,495 · Includes VAT
Planning history
Applications and permits filed against Hill Farm, Yarmouth Road, Gillingham, Beccles, NR34 0EE, sourced from the PlanIt planning register.
5 applications on record at Hill Farm, Yarmouth Road, Gillingham, Beccles, NR34 0EE
5decisions2extensions82documents1nearby
- Sept 2004Change Of UseOutcome in report
Change of use from pig fattening unit to cattery and dog kennels
- Council
- E97/04/1164/CU
- Documents
- 4 docs on file
- Reference
- BA/2004/6753/HISTAP
- More recent applications — locked
- FullApr 2023Decision
- ExtensionAug 2020Decision
+ 2 more applications in the report
Unlock Hill Farm, Yarmouth Road, Gillingham, Beccles, NR34 0EE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 1 notable nearby
- The 82 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Hill Farm 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£920,000
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 0EE: £495,000 (2021–1999).
Versus other Yarmouth Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, Hill Farm stands well clear of the street.
EPC Rating
56 (D)
Street avg 45 (E)
Floor Area
545 m²
Street avg 116 m²
CO₂ Emissions
23.0 t/year
Street avg 9.6 t/year
Habitable Rooms
8 rooms
Street avg 6 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.
Nearest stop
1.5 km
Fen Lane — bus stop.
Closest school
1.8 km
Gillingham St Michael's Church of England Primary Academy. 6 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 0EE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.8dB
Night-time· 23:00 – 07:00
40.7dB
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 Hill Farm, Yarmouth Road, Gillingham, Beccles, NR34 0EE. Each answer is also embedded as structured data for search engines.