Model valuation£417,0008 Busby Close
Local market context
18 Kells Way, Geldeston, Beccles, NR34 0LU
EPC B
Property type
Detached
Habitable rooms
3
From EPC
Floor area
45 m²
484 sq ft
Energy rating
B
Score 88
Council tax
Band B
Tenure
Social Rental
About 18 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Kells Way is a detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1967-1975 and council tax band B. The latest certificate (May 2026) returns a high B (score 88), putting the home a stone's throw from an A rating. When first surveyed in July 2015 the rating was E, the property has climbed 3 bands since. Between certificates, roof efficiency went from Good to Very Good, hot-water efficiency went from Very Poor to Average and main heating went from Average to Very Good. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
At 45 m² it sits well below the postcode median (97 m² across 32 EPCs), making it one of the more compact homes locally.
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Everything you need to know about 18 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.
18 Kells Way's carbon output is low for the local stock.
Current Certificate(1 of 3)
May 2026
EPC Rating
A
B
B88
C
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
0.2 t/year
Occupancy
Rented
Certificate validity
Valid until 13 May 2036
Property Improvements
Changes detected from historical EPC data
Aug 2025from Jul 2015
Hot Water
Very PoorPoor
Hot water efficiency improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
May 2026from Aug 2025
EPC improved fromE47toB88
Heating System
Storage HeatersHeat Pump
Heat pump installed, significantly improving energy efficiency
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
PoorAverage
Window efficiency improved
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached BungalowEPC BNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 18 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
18 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.
18 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£181,000
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 for 18 Kells Way runs comfortably ahead of the street norm.
EPC Rating
88 (B)
Street avg 71 (C)
Floor Area
45 m²
Street avg 103 m²
CO₂ Emissions
0.2 t/year
Street avg 3.1 t/year
Habitable Rooms
3 rooms
Street avg 5 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.
£175k
1 Kenyon Row, Gillingham
NR34 0AQ
£192k
1 Aldeby House Farm, Church Road, Aldeby
NR34 0AZ
£208k
1 Beccles Road, Aldeby
NR34 0AW
2 bed1 bath
£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
£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 18 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.