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20 Kells Way, Geldeston, Beccles, NR34 0LU

1 planning record
Property type
Semi-detached
Habitable rooms
2
From EPC
Floor area
43 m²
463 sq ft
Energy rating
D
Score 63
Council tax
Band B
Tenure
Social Rental
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Overview

About 20 Kells Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

20 Kells Way is a semi-detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (June 2026) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in November 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good, lighting went from Average to Very Good and main heating went from Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.

At 43 m² it sits well below the postcode median (97 m² across 32 EPCs), making it one of the more compact homes locally. One historical planning record sits against the property in 2025.

Before you decide

Everything you need to know about 20 Kells Way

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

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

20 Kells Way's carbon output is low for the local stock.

Current Certificate(1 of 4)
Jun 2026

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Poor
CO2 Emissions
0.6 t/year
Occupancy
Rented

Certificate validity

Valid until 28 June 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2022from Nov 2009
EPC improved fromE40toD57
Hot Water
AverageVery Poor

Hot water efficiency decreased

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Roof
GoodVery Good

Roof insulation improved

Mar 2022from Mar 2022
Heating System
Storage HeatersHeat Pump

Heat pump installed, significantly improving energy efficiency

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Jun 2026from Mar 2022
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Hot Water
PoorAverage

Hot water efficiency improved

Walls
AverageGood

Wall insulation improved

Low Energy Lighting
40%100%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 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 £820 · Includes VAT

Planning

Planning history

Applications and permits filed against 20 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.

1 application on record at 20 Kells Way, Geldeston, Beccles, NR34 0LU

1decisions4documents1nearby
  1. Jul 2025
    Tree WorksTrees
    Outcome in report

    T1 Cherry:- Crown thin by 15%. Reduce Northen side by 3.5m, currently 9m. Reducing Eastern side by 2m, currently 8m. Reducing Western side by 2m, currently 7m

    Documents
    4 docs on file
    Reference
    2025/1710
    Full record in report

Unlock 20 Kells Way, Geldeston, Beccles, NR34 0LU's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 1 notable nearby
  • The 4 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

20 Kells Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£165,000

Modelled from EPC, postcode comparables.

See how we calculated this

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).

On the street

Versus other Kells Way homes

Four headline reads against 32 similar houses on this street, drawn from the latest EPC and Land Registry data.

20 Kells Way is notably below the street on floor area.

EPC Rating

63 (D)

Street avg 72 (C)

Below

Floor Area

43 m²

Street avg 104 m²

Strongly below

CO₂ Emissions

0.6 t/year

Street avg 3.1 t/year

Strongly above

Habitable Rooms

2 rooms

Street avg 5 rooms

Strongly below

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Comparables

Similar 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

£139k

1 Crossways, Beccles Road, Burgh St Peter

NR34 0AA

£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

Area

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.
Full Beccles report

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.

Noise

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 road noise heatmap for NR34 0LU

Daytime· 07:00 – 23:00

44.9dB

Low
Night-time road noise heatmap for NR34 0LU

Night-time· 23:00 – 07:00

36.1dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 20 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.