Model valuation£417,0008 Busby Close
Local market context
1 Big Row, Geldeston, Beccles, NR34 0LY
Swimming pool2 planning records
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
87 m²
936 sq ft
Energy rating
D
Score 62
Council tax
Band C
Tenure
Owner Occupied
About 1 Big Row
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Big Row is a three-bedroom detached house in Geldeston, Beccles, Beccles (NR34 0LY). It has a recorded floor area of 87 m² (around 936 sq ft), construction records dating it to before 1900 and council tax band C. There is a swimming pool on the plot, uncommon for the area. The latest certificate (April 2016) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in December 2008 the rating was G, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Good and window efficiency went from Very Poor to Good. The recommended improvements would lift it to A (score 103), a 3-band jump. Main heating runs on oil. The latest certificate is from April 2016, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2016–2023, sale prices on this property compounded at 5.1% per year. Most recent transfer: December 2023 at £425,000.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
- CloakroomYes
- FireplaceYes
Outside
- Private gardenYes
- GarageDouble
- Swimming poolYes
Before you decide
Everything you need to know about 1 Big Row
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Apr 2026
Current Certificate(1 of 2)
Apr 2016
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 April 2026
Property Improvements
Changes detected from historical EPC data
Apr 2016from Dec 2008
EPC improved fromG6toD62
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricOil
Fuel source changed
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorGood
Wall insulation improved
Roof
Very PoorGood
Roof insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against 1 Big Row, Geldeston, Beccles, NR34 0LY, sourced from the PlanIt planning register.
Council records include a two-storey side extension at 1 Big Row.
2 applications on record at 1 Big Row, Geldeston, Beccles, NR34 0LY
2decisions1extensions30documents1nearby
- Sept 2015ExtensionFullOutcome in report
Extension: Two storey · Side of property
Remove existing timber store room and replace with double storey side extension
- Documents
- 18 docs on file
- Reference
- 2015/1635
- More recent applications — locked
- FullFeb 2016Decision
Unlock 1 Big Row, Geldeston, Beccles, NR34 0LY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 30 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 1 Big Row was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£432,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.1% per year over 7 years.
Last sold (2023)
£425,000
Growth on file: 5.1% per year over 7 years.
Sales timeline
19 December 2023Most recent
£425,000
+42.9%over 7 years29 September 2016
£297,500
Median price across the last 5 sales in NR34 0LY: £310,000 (2019–2002).
Nearby sales in NR34 0LY
Homeport, Big Row, Geldeston, Beccles, NR34 0LY
Sold Aug 2019
£315,000Garden House Annexe, Big Row, Geldeston, Beccles, NR34 0LY
Sold Nov 2013
£340,000Lantern Cottage, Big Row, Geldeston, Beccles, NR34 0LY
Sold Dec 2006
£219,000Row Cottage, Big Row, Geldeston, Beccles, NR34 0LY
Sold Jul 2004
£310,000The Coach House, Big Row, Geldeston, Beccles, NR34 0LY
Sold Dec 2002
£125,000
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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
2.0 km
Council Houses — bus stop.
Closest school
1.7 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 0LY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
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 1 Big Row, Geldeston, Beccles, NR34 0LY. Each answer is also embedded as structured data for search engines.