Model valuation£417,0008 Busby Close
Local market context
1 West End, Geldeston, Beccles, NR34 0LT
1 planning record
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
154 m²
1658 sq ft
Energy rating
F
Score 26
Council tax
Band D
Tenure
Owner Occupied
About 1 West End
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 West End is a four-bedroom detached house in Geldeston, Beccles, Beccles (NR34 0LT). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (September 2015) shows an F (score 26), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 57), a 2-band jump. Main heating runs on oil. The latest certificate is from September 2015, so improvements made since then won't be reflected.
At 154 m² the property is well over the postcode median (103 m² across 6 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved. On the market in March 2016 and unlisted since — roughly 10 years. Across 1995–2016, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £468,000 is 39.7% above the 2016 sale price.
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
- Bathrooms2
Before you decide
Everything you need to know about 1 West End
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.
1 West End's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Sept 2025
Current Certificate
Sept 2015EPC Rating
A
B
C
D
E
F
F26
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 September 2025
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against 1 West End, Geldeston, Beccles, NR34 0LT, sourced from the PlanIt planning register.
1 application on record at 1 West End, Geldeston, Beccles, NR34 0LT
1decisions1extensions8documents1nearby
- Jul 2016ExtensionFullOutcome in report
Side extension and detached garage
- Documents
- 8 docs on file
- Reference
- 2016/1450
Unlock 1 West End, Geldeston, Beccles, NR34 0LT's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 1 notable nearby
- The 8 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.
1 West End has more than tripled in price since its earliest registered sale in 1995.
Current estimate
See how we calculated this£468,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 21 years.
Last sold (2016)
£335,000
Growth on file: 6.5% per year over 21 years.
Sales timeline
31 March 2016Most recent
£335,000
+272.2%over 20 years8 April 1995
£90,000
Median price across the last 5 sales in NR34 0LT: £250,000 (2019–2007).
Nearby sales in NR34 0LT
17 West End, Geldeston, Beccles, NR34 0LT
Sold Aug 2019
£380,00015 West End, Geldeston, Beccles, NR34 0LT
Sold Apr 2018
£360,00018 West End, Geldeston, Beccles, NR34 0LT
Sold Oct 2017
£250,00016 West End, Geldeston, Beccles, NR34 0LT
Sold Jun 2013
£180,0006 West End, Geldeston, Beccles, NR34 0LT
Sold Oct 2007
£190,000
Versus other West End homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 1 West End lags the street by a wide margin.
Price per m²
£2,175
Street avg £2,737
Floor Area
154 m²
Street avg 104 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
14.0 t/year
Street avg 5.8 t/year
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Start your researchSimilar properties nearby
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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
2.2 km
Council Houses — bus stop.
Closest school
2.1 km
Ellingham VC Primary School. 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 0LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
36.1dB
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 1 West End, Geldeston, Beccles, NR34 0LT. Each answer is also embedded as structured data for search engines.