24 Kells Way, Geldeston, Beccles, NR34 0LU
About 24 Kells Way
24 Kells Way is an end-of-terrace house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (June 2015) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 77), a 3-band jump. Main heating runs on electricity. The latest certificate is from June 2015, so improvements made since then won't be reflected.
At 56 m² it sits well below the postcode median (97 m² across 32 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 4 planning records sit against the property, 0 approved, 0 refused.
Know exactly what you're buying at 24 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
24 Kells Way sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 10 Jun 2025
EPC Rating
Planning history
Planning history at 24 Kells Way is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Dec 2024Tree WorksTreesIn report
Eucalyptus - 6m to the North West. 4m to the North East. 3m to the South West. 6m to the South East. The height is approx. 11m, and the base is approx. 14 inches in diameter. 2 lowest-hanging branches on the South East side to be removed, to allow a 2m+ clearance from the building and aerial. The largest branch in length is 3m, and 3 inches in diameter
- Agent
- Saffron Housing Trust
- Documents
- 4 docs on file
- Reference
- 2024/3325
- Nov 2020Tree WorksTreesIn report
Reduce the upper canopy by creating a pollard point at 6m from ground level, all live growth below the reduction point will be left to allow growth.
- Documents
- 3 docs on file
- Reference
- 2020/1863
We flagged 1 thing worth checking at 24 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
24 Kells Way has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£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
Everything we know about 24 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
24 Kells Way is notably below the street on epc rating.
EPC Rating
32 (F)
Street avg 71 (C)
Floor Area
56 m²
Street avg 103 m²
CO₂ Emissions
7.5 t/year
Street avg 3.0 t/year
Habitable Rooms
2 rooms
Street avg 5 rooms
Similar properties nearby
1 Kenyon Row, Gillingham
NR34 0AQ
1 Aldeby House Farm, Church Road, Aldeby
NR34 0AZ
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