Model valuation£417,0008 Busby Close
Local market context
11 Kells Way, Geldeston, Beccles, NR34 0LU
Property type
Detached
Bedrooms
3
Floor area
112 m²
1204 sq ft
Energy rating
E
Score 41
Council tax
Band D
Tenure
Owner Occupied
About 11 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
11 Kells Way is a three-bedroom detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 112 m² (around 1204 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (April 2010) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). Main heating runs on oil. The latest certificate is from April 2010, so improvements made since then won't be reflected.
Across 2006–2013, sale prices on this property compounded at -2.9% per year. Today's modelled estimate of £299,000 sits 63.8% above the 2013 sale of £182,500. On a £-per-square-foot basis, the last sale (£152/sq ft) was about 36.1% below the postcode norm. At 112 m² it's 22.9% larger than the typical home in the postcode (91 m² median across 32 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar EPCs). On the market in March 2013 and unlisted since — roughly 13 years.
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
- Bedrooms3
Before you decide
Everything you need to know about 11 Kells Way
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.
11 Kells Way'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This certificate is over 10 years old and is no longer valid.Expired 11 Apr 2020
Current Certificate
Apr 2010EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
7.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 April 2020
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached HouseEPC ENo 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 11 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
11 Kells Way 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.
Current estimate
See how we calculated this£299,000
Modelled from EPC, postcode comparables and a sale-price growth of -2.9% per year over 6 years.
Last sold (2013)
£182,500
Growth on file: -2.9% per year over 6 years.
Sales timeline
15 March 2013Most recent
£182,500
-17.0%over 6 years1 November 2006
£220,000
Median price across the last 5 sales in NR34 0LU: £440,000 (2025–2020).
Nearby sales in NR34 0LU
3 Kells Way, Geldeston, Beccles, NR34 0LU
Sold Nov 2025
£325,00017a, Kells Way, Geldeston, Beccles, NR34 0LU
Sold Aug 2023
£440,00035 Kells Way, Geldeston, Beccles, NR34 0LU
Sold Sept 2022
£530,00037 Kells Way, Geldeston, Beccles, NR34 0LU
Sold Aug 2020
£400,00033 Kells Way, Geldeston, Beccles, NR34 0LU
Sold Jun 2020
£475,000
Versus other Kells Way homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
11 Kells Way is notably below the street on co₂ emissions.
Price per m²
£1,631
Street avg £2,620
Floor Area
112 m²
Street avg 101 m²
Habitable Rooms
6 rooms
Street avg 4 rooms
CO₂ Emissions
7.7 t/year
Street avg 2.9 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.
£308k
1 Forge Grove, Gillingham
NR34 0AE
3 bed1 bath
£277k
1 Greys Cottages, Burgh St Peter
NR34 0BB
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
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
£235k
1 Beccles Road, Toft Monks
NR34 0EA
2 bed1 bath
£221k
1 Bulls Green Lane, Toft Monks
NR34 0FR
2 bed1 bath
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
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
2.1 km
Council Houses — bus stop.
Closest school
1.9 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 0LU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.9dB
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 11 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.