Model valuation£417,0008 Busby Close
Local market context
17 Kells Way, Geldeston, Beccles, NR34 0LU
1 planning record
Property type
Detached
Habitable rooms
4
From EPC
Floor area
101 m²
1087 sq ft
Energy rating
D
Score 63
Council tax
Band D
Tenure
Owner Occupied
About 17 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17 Kells Way is a detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1996-2002 and council tax band D. The latest certificate (February 2023) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 80). Main heating runs on oil.
One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 17 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.
Current Certificate
Feb 2023EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 February 2033
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached BungalowEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against 17 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
17 Kells Way has an approved extension on the planning record.
1 application on record at 17 Kells Way, Geldeston, Beccles, NR34 0LU
1decisions1extensions13documents1nearby
- Dec 2016ExtensionFullOutcome in report
Bedroom Extension
- Documents
- 13 docs on file
- Reference
- 2016/2583
Unlock 17 Kells Way, Geldeston, Beccles, NR34 0LU'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- Every decision — granted, refused or withdrawn (1 on record)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 13 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.
17 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£363,000
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.
EPC Rating
63 (D)
Street avg 72 (C)
Floor Area
101 m²
Street avg 102 m²
CO₂ Emissions
4.4 t/year
Street avg 3.0 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.
£362k
1 College Farm Cottages, St Marys Road, Aldeby
NR34 0BD
3 bed1 bath
£350k
1 Ketts Acre, Crimp Cramp Lane, Wheatacre
NR34 0BQ
£345k
1 Laburnham Cottages, Common Road, Aldeby
NR34 0BL
£341k
1 Hall Cottages, Church Lane, Wheatacre
NR34 0AU
£409k
1 Kings Dam, Gillingham
NR34 0LG
£319k
1 Common Road, Aldeby
NR34 0BL
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
£308k
1 Forge Grove, Gillingham
NR34 0AE
3 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 17 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.