22 Kells Way, Geldeston, Beccles, NR34 0LU
About 22 Kells Way
22 Kells Way is a detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (March 2022) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in November 2014 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Good and main heating went from Average to Good; while wall efficiency dropped from Good to Average and lighting dropped from Very Good to Average. The recommended improvements would lift it to B (score 91), a 2-band jump. Main heating runs on electricity.
At 47 m² it sits well below the postcode median (97 m² across 32 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 0 approved, 1 refused.
Know exactly what you're buying at 22 Kells Way
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heat pump installed, significantly improving energy efficiency
Heating controls upgraded for better temperature management
Hot water system upgraded
Loft insulation upgraded to recommended levels
Low energy lighting percentage decreased
Planning history
Planning history at 22 Kells Way is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Jul 2020Tree WorksTreesIn report
T1 - Eucalyptus, crown reduction to approx spread of 9m. T2 - Prunus, crown reduction to approx spread of 6m.
- Documents
- 7 docs on file
- Reference
- 2020/0529
- Mar 2020Tree WorksTreesIn report
T1 ecualyptus - fell and apply eco plugs to stump, T2 Cherry - reduce crown by 4m and raise crown to 2.5m.
- Documents
- 7 docs on file
- Reference
- 2020/0283
We flagged 1 thing worth checking at 22 Kells Way
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
22 Kells Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£183,000
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
Everything we know about 22 Kells Way, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Kells Way homes
On floor area, 22 Kells Way runs well behind the street norm.
EPC Rating
68 (D)
Street avg 70 (C)
Floor Area
47 m²
Street avg 104 m²
CO₂ Emissions
1.9 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 5 rooms
Similar properties nearby
1 Aldeby House Farm, Church Road, Aldeby
NR34 0AZ
1 Kenyon Row, Gillingham
NR34 0AQ
1 Beccles Road, Aldeby
NR34 0AW
1 Kells Walk, Geldeston
NR34 0LS
1 Bulls Green Lane, Toft Monks
NR34 0FR
1 Church Farm Cottages, Church Road, Stockton
NR34 0HJ
1 Haddiscoe Road, Aldeby
NR34 0BX
1 Kells Acre, Geldeston
NR34 0LR
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
3/mo
Steady 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.9dB
Night-time· 23:00 – 07:00
36.1dB