Model valuation£417,0008 Busby Close
Local market context
15 Kells Way, Geldeston, Beccles, NR34 0LU
Property type
Detached
Habitable rooms
4
From EPC
Floor area
65 m²
700 sq ft
Energy rating
E
Score 40
Tenure
Owner Occupied
About 15 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
15 Kells Way is a detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to before 1900. The latest certificate (December 2025) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on wood logs.
At 65 m² it sits well below the postcode median (97 m² across 32 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar EPCs).
Before you decide
Everything you need to know about 15 Kells Way
The true value, the hidden risks and the full sale history, in one report.
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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.
15 Kells Way's carbon output is low for the local stock.
Current Certificate
Dec 2025EPC Rating
A
B
C
D
E
E40
F
G
Main Heating
—
Main Fuel
—
Hot Water
Very Poor
Windows
Average
CO2 Emissions
0.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 December 2035
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC EPre-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 £885 · Includes VAT
Planning history
Applications and permits filed against 15 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
15 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.
15 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£257,000
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.
On epc rating, 15 Kells Way runs well behind the street norm.
EPC Rating
40 (E)
Street avg 72 (C)
Floor Area
65 m²
Street avg 103 m²
CO₂ Emissions
0.9 t/year
Street avg 3.1 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.
£260k
1 Hemmant Way, Gillingham
NR34 0LF
£261k
1 Aldeby Hall Cottages, Aldeby
NR34 0AJ
£268k
1 Church Farm Cottages, Church Road, Stockton
NR34 0HJ
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
£277k
1 Greys Cottages, Burgh St Peter
NR34 0BB
3 bed1 bath
£235k
1 Beccles Road, Toft Monks
NR34 0EA
2 bed1 bath
£232k
1 Kells Acre, Geldeston
NR34 0LR
£228k
1 Kells Walk, Geldeston
NR34 0LS
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 15 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.