Model valuation£417,0008 Busby Close
Local market context
Black Gate Cottage, Station Road, Geldeston, Beccles, NR34 0HS
Property type
Detached
Habitable rooms
6
From EPC
Floor area
129 m²
1389 sq ft
Energy rating
F
Score 32
Tenure
Owner Occupied
About Black Gate Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Black Gate Cottage is a detached house in Geldeston, Beccles, Beccles (NR34 0HS). It has a recorded floor area of 129 m² (around 1389 sq ft) and construction records dating it to before 1900. The latest certificate (September 2017) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 77), a 3-band jump. Main heating runs on oil.
At 129 m² the property is well over the postcode median (93 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £535,000 is 16.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£331/sq ft) was about 19.1% above the typical sold price in the postcode. Most recent transfer: February 2021 at £460,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Black Gate Cottage
The true value, the hidden risks and the full sale history, in one report.
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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.
Black Gate Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Sept 2017EPC Rating
A
B
C
D
E
F
F32
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
10.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 27 September 2027
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Planning history
Applications and permits filed against Black Gate Cottage, Station Road, Geldeston, Beccles, NR34 0HS, sourced from the PlanIt planning register.
Black Gate Cottage 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.
Latest sale on Black Gate Cottage was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£535,000
Modelled from EPC, postcode comparables.
Last sold (2021)
£460,000
Recorded with HM Land Registry.
Sales timeline
26 February 2021Most recent
£460,000
Median price across the last 5 sales in NR34 0HS: £330,000 (2024–2020).
Nearby sales in NR34 0HS
18 Station Road, Geldeston, Beccles, NR34 0HS
Sold Nov 2024
£395,00029 Station Road, Geldeston, Beccles, NR34 0HS
Sold Aug 2024
£330,00024 Station Road, Geldeston, Beccles, NR34 0HS
Sold Feb 2022
£341,00036 Station Road, Geldeston, Beccles, NR34 0HS
Sold Oct 2020
£275,00034 Station Road, Geldeston, Beccles, NR34 0HS
Sold Aug 2020
£240,000
Versus other Station Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Black Gate Cottage runs comfortably ahead of the street norm.
Price per m²
£3,566
Street avg £4,105
Floor Area
129 m²
Street avg 89 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
10.0 t/year
Street avg 8.4 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.
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£635k
1 Church Farm Cottages, Pound Lane, Toft Monks
NR34 0EX
£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
1.6 km
Council Houses — bus stop.
Closest school
2.1 km
Gillingham St Michael's Church of England Primary Academy. 2 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 0HS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.3dB
Night-time· 23:00 – 07:00
35.5dB
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 Black Gate Cottage, Station Road, Geldeston, Beccles, NR34 0HS. Each answer is also embedded as structured data for search engines.