Hill House Cottage, Bulls Green Lane, Toft Monks, Beccles, NR34 0FR

Hill House Cottage is a three-bedroom detached house in Toft Monks, Beccles, Beccles (NR34 0FR). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (March 2013) shows an E (score 45), well below the UK norm with real room to improve. When first surveyed in August 2012 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 88), a 3-band jump. Main heating runs on oil. The latest certificate is from March 2013, so improvements made since then won't be reflected.

At 80 m² it sits well below the postcode median (154 m² across 10 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). 5 planning records sit against the property, 4 approved, 0 refused. Past consents include tree works and an extension, meaningful when judging how the property has evolved. Across 1996–2014, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £288,000 is 28% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£261/sq ft) was about 16.3% above the typical sold price in the postcode. On the market in July 2014 and unlisted since — roughly 12 years.