14 Kells Way, Geldeston, Beccles, NR34 0LU

14 Kells Way is a three-bedroom mid-terrace house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 119 m² (around 1281 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (March 2023) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in April 2009 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 73). Main heating runs on electricity.

Held since July 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 119 m² the property is well over the postcode median (91 m² across 32 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £245,000 sits 145% above the 2009 sale of £100,000. On a £-per-square-foot basis, the last sale (£78/sq ft) was about 66.6% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include new windows and an extension, meaningful when judging how the property has evolved.