Model valuation£417,0008 Busby Close
Local market context
25 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT
Property type
Detached
Floor 01
Habitable rooms
3
From EPC
Floor area
61 m²
657 sq ft
Energy rating
C
Score 73
Council tax
Band A
Tenure
Social Rental
About 25 The Boundaries
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 The Boundaries is a detached house in Gillingham, Beccles, Beccles (NR34 0HT). It has a recorded floor area of 61 m² (around 657 sq ft), construction records dating it to 1967-1975 and council tax band A. The latest certificate (July 2023) shows a C (score 73). When first surveyed in May 2011 the rating was D, the property has climbed 1 band since. Between certificates, main heating went from Average to Good; while wall efficiency dropped from Good to Average and lighting dropped from Very Good to Good. Main heating runs on electricity. At 61 m² this is the 9th smallest of 28 units on EPC record in the building, where floor areas span 46–105 m². The building's EPC ratings span G to B across 28 units on file.
At 61 m² it's 22.6% smaller than the typical home in the postcode (79 m² median across 29 EPCs). Its energy rating outperforms most of the postcode (better than 79% of similar EPCs).
Before you decide
Everything you need to know about 25 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.
Current Certificate(1 of 3)
Jul 2023
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 2 July 2033
Property Improvements
Changes detected from historical EPC data
Nov 2022from May 2011
Low Energy Lighting
100%50%
Low energy lighting percentage decreased
Jul 2023from Nov 2022
EPC improved fromD60toC73
Heating System
Storage HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Heating Controls
ManualProg + TRVs
Heating controls upgraded for better temperature management
Get a survey for this property
Level 3 Building Survey
Late 20th century1st Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 25 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT, sourced from the PlanIt planning register.
25 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.
25 The Boundaries 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£143,000
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 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 5 similar flats on this street, drawn from the latest EPC and Land Registry data.
25 The Boundaries outperforms the street on epc rating by a wide margin.
EPC Rating
73 (C)
Street avg 60 (D)
Floor Area
61 m²
Street avg 52 m²
CO₂ Emissions
1.8 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 2 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.
£139k
1 Crossways, Beccles Road, Burgh St Peter
NR34 0AA
£175k
1 Kenyon Row, Gillingham
NR34 0AQ
£192k
1 Aldeby House Farm, Church Road, Aldeby
NR34 0AZ
£208k
1 Beccles Road, Aldeby
NR34 0AW
2 bed1 bath
£221k
1 Bulls Green Lane, Toft Monks
NR34 0FR
2 bed1 bath
£226k
1 Haddiscoe Road, Aldeby
NR34 0BX
£228k
1 Kells Walk, Geldeston
NR34 0LS
£232k
1 Kells Acre, Geldeston
NR34 0LR
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 25 The Boundaries, Geldeston Road, Gillingham, Beccles, NR34 0HT. Each answer is also embedded as structured data for search engines.