Model valuation£417,0008 Busby Close
Local market context
17a, Kells Way, Geldeston, Beccles, NR34 0LU
Notable views
Property type
Detached
Bedrooms
2
Bathrooms
2
Floor area
101 m²
1087 sq ft
Energy rating
D
Score 63
Council tax
Band D
Tenure
Owner Occupied
About 17a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17a is a two-bedroom 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. Other recorded features include notable views, a self-contained annexe and attached land beyond the plot.
On a £-per-square-foot basis, the last sale (£405/sq ft) was about 76.4% above the typical sold price in the postcode. Last sale on file: £440,000 in August 2023.
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
- Bedrooms2
- Bathrooms2
- Dining roomYes
- CloakroomYes
- EnsuiteYes
Outside
- GarageDetached
- LandYes
- Notable viewsYes
Before you decide
Everything you need to know about 17a
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.
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 £1,020 · Includes VAT
Planning history
Applications and permits filed against 17a, Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
17a 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.
17a valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£438,000
Modelled from EPC, postcode comparables.
Last sold (2023)
£440,000
Recorded with HM Land Registry.
Sales timeline
29 August 2023Most recent
£440,000
Median price across the last 5 sales in NR34 0LU: £475,000 (2025–2020).
Nearby sales in NR34 0LU
3 Kells Way, Geldeston, Beccles, NR34 0LU
Sold Nov 2025
£325,00035 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
£475,00031 Kells Way, Geldeston, Beccles, NR34 0LU
Sold May 2020
£495,000
Versus other Kells Way homes
Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 17a runs comfortably ahead of the street norm.
Price per m²
£4,356
Street avg £2,460
Floor Area
101 m²
Street avg 102 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.4 t/year
Street avg 3.0 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.
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
£432k
1 Big Row, Geldeston
NR34 0LY
3 bed1 bath
£235k
1 Beccles Road, Toft Monks
NR34 0EA
2 bed1 bath
£221k
1 Bulls Green Lane, Toft Monks
NR34 0FR
2 bed1 bath
£208k
1 Beccles Road, Aldeby
NR34 0AW
2 bed1 bath
£362k
1 College Farm Cottages, St Marys Road, Aldeby
NR34 0BD
3 bed1 bath
£308k
1 Forge Grove, Gillingham
NR34 0AE
3 bed1 bath
£277k
1 Greys Cottages, Burgh St Peter
NR34 0BB
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 17a, Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.