Model valuation£417,0008 Busby Close
Local market context
12 Kells Way, Geldeston, Beccles, NR34 0LU
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
84 m²
904 sq ft
Energy rating
E
Score 51
Council tax
Band B
Tenure
Social Rental
About 12 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Kells Way is a mid-terrace house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (June 2015) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on oil. The latest certificate is from June 2015, so improvements made since then won't be reflected.
It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar EPCs).
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Everything you need to know about 12 Kells Way
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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This certificate is over 10 years old and is no longer valid.Expired 21 Jun 2025
Current Certificate
Jun 2015EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Rented
Certificate validity
Expired on 21 June 2025
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryMid-Terrace 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 12 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
12 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.
12 Kells Way 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£201,000
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 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.
12 Kells Way is notably below the street on epc rating.
EPC Rating
51 (E)
Street avg 72 (C)
Floor Area
84 m²
Street avg 102 m²
CO₂ Emissions
5.5 t/year
Street avg 2.9 t/year
Habitable Rooms
4 rooms
Street avg 4 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.
£208k
1 Beccles Road, Aldeby
NR34 0AW
2 bed1 bath
£192k
1 Aldeby House Farm, Church Road, Aldeby
NR34 0AZ
£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
£175k
1 Kenyon Row, Gillingham
NR34 0AQ
£232k
1 Kells Acre, Geldeston
NR34 0LR
£235k
1 Beccles Road, Toft Monks
NR34 0EA
2 bed1 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 12 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.