Model valuation£417,0008 Busby Close
Local market context
2 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT
Property type
Semi-detached
Bedrooms
4
Floor area
83 m²
893 sq ft
Energy rating
D
Score 57
Council tax
Band B
Tenure
Owner Occupied
About 2 The Boundaries
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 The Boundaries is a four-bedroom semi-detached house in Gillingham, Beccles, Beccles (NR34 0HT). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (December 2012) shows a D (score 57), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on oil. The latest certificate is from December 2012, so improvements made since then won't be reflected.
Held since July 2003 — that's 23 years off the open market, well above the local norm. Today's modelled estimate of £249,000 sits 132.7% above the 2003 sale of £107,000. On a £-per-square-foot basis, the last sale (£120/sq ft) was about 18.4% below the postcode norm. At 83 m² it's 15.3% larger than the typical home in the postcode (72 m² median across 29 EPCs).
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 2 The Boundaries
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 06 Dec 2022
Current Certificate
Dec 2012EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 December 2022
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 2 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT, sourced from the PlanIt planning register.
2 The Boundaries 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.
2 The Boundaries valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£249,000
Modelled from EPC, postcode comparables.
Last sold (2003)
£107,000
Recorded with HM Land Registry.
Sales timeline
9 July 2003Most recent
£107,000
Median price across the last 5 sales in NR34 0HT: £255,000 (2025–2020).
Nearby sales in NR34 0HT
12 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT
Sold Jan 2025
£255,0005 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT
Sold Jan 2024
£205,000The Cottage, Geldeston Road, Gillingham, Beccles, NR34 0HT
Sold Dec 2023
£555,000North Fylds, Geldeston Road, Gillingham, Beccles, NR34 0HT
Sold Mar 2021
£480,00023 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT
Sold Mar 2020
£167,500
Versus other Geldeston Road homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 The Boundaries lags the street by a wide margin.
Price per m²
£1,289
Street avg £2,242
Floor Area
83 m²
Street avg 85 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
5.3 t/year
Street avg 5.5 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.
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
£277k
1 Greys Cottages, Burgh St Peter
NR34 0BB
3 bed1 bath
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£308k
1 Forge Grove, Gillingham
NR34 0AE
3 bed1 bath
£362k
1 College Farm Cottages, St Marys Road, Aldeby
NR34 0BD
3 bed1 bath
£432k
1 Big Row, Geldeston
NR34 0LY
3 bed1 bath
£235k
1 Beccles Road, Toft Monks
NR34 0EA
2 bed1 bath
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
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.
Crime
87/mo
Falling year-on-year across the wider district.
Nearest stop
1.9 km
Fen Lane — bus stop.
Closest school
0.1 km
Gillingham St Michael's Church of England Primary Academy. 5 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 0HT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
43.1dB
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 2 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT. Each answer is also embedded as structured data for search engines.