Model valuation£417,0008 Busby Close
Local market context
25 Kells Way, Geldeston, Beccles, NR34 0LU
3 sales on record
Property type
Detached
Bedrooms
4
Floor area
129 m²
1389 sq ft
Energy rating
F
Score 38
Council tax
Band D
Tenure
Owner Occupied
About 25 Kells Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
25 Kells Way is a four-bedroom detached house in Geldeston, Beccles, Beccles (NR34 0LU). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2014) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 84), a 4-band jump. Main heating runs on oil. The latest certificate is from April 2014, so improvements made since then won't be reflected.
At 129 m² the property is well over the postcode median (91 m² across 32 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 11 years since the last transfer (August 2015). Across 1998–2015, sale prices on this property compounded at 11.3% per year. Today's modelled estimate of £400,000 is 33.8% above the 2015 sale price.
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
- Bedrooms4
Before you decide
Everything you need to know about 25 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
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
25 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This certificate is over 10 years old and is no longer valid.Expired 01 Apr 2024
Current Certificate
Apr 2014EPC Rating
A
B
C
D
E
F
F38
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
11.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 April 2024
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against 25 Kells Way, Geldeston, Beccles, NR34 0LU, sourced from the PlanIt planning register.
25 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.
Price for 25 Kells Way has grown more than fourfold since the 1998 starting point.
Current estimate
See how we calculated this£400,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.3% per year over 18 years.
Last sold (2015)
£299,000
Growth on file: 11.3% per year over 18 years.
Sales timeline
27 August 2015Most recent
£299,000
+73.3%over 10 years5 May 2005
£172,500
+279.1%over 7 years8 January 1998
£45,500
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.
25 Kells Way is notably below the street on co₂ emissions.
Price per m²
£2,318
Street avg £2,580
Floor Area
129 m²
Street avg 101 m²
Habitable Rooms
8 rooms
Street avg 4 rooms
CO₂ Emissions
11.0 t/year
Street avg 2.8 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.
£417k
1 Church Cottages, Church Road, Gillingham
NR34 0ND
4 bed2 bath
£521k
1 Daisy Way, Gillingham
NR34 0HX
4 bed3 bath
£432k
1 Big Row, Geldeston
NR34 0LY
3 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
1 Ashford Close, Gillingham
NR34 0LE
4 bed
£275k
1 Ivy Cottage, Station Road, Geldeston
NR34 0HS
2 bed
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 25 Kells Way, Geldeston, Beccles, NR34 0LU. Each answer is also embedded as structured data for search engines.