Box Cottage, Hulver Road, Henstead, Beccles, NR34 7LA
About Box Cottage
Box Cottage is a three-bedroom detached house in Henstead, Beccles, Beccles (NR34 7LA). It has a recorded floor area of 135 m² (around 1448 sq ft), construction records dating it to 1900-1929 and council tax band F. The latest certificate (April 2010) shows a D (score 62), on the cusp of jumping into the C band. Main heating runs on oil. The latest certificate is from April 2010, so improvements made since then won't be reflected. Other recorded features include a conservatory, outbuildings and attached land beyond the plot. The home occupies a cul-de-sac position.
Held since August 2010 — that's 16 years off the open market, well above the local norm. 5 planning records sit against the property, 2 approved, 3 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1998–2010, sale prices on this property compounded at 13.8% per year. Today's modelled estimate of £676,000 is 36.6% above the 2010 sale price.
Know exactly what you're buying at Box Cottage
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
What this property has
Inside
- Bedrooms3
- Dining roomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageDouble
- OutbuildingsYes
- LandYes
- Cul-de-sacYes
Energy performance
Box Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Apr 2020
EPC Rating
Planning history
Box Cottage has 3 separate extension applications on the council record.
- Oct 2012OutbuildingFullIn report
Erection of a detached carport
- Documents
- 16 docs on file
- Reference
- DC/12/1032/FUL
- Aug 2009ExtensionFullIn report
Extension: Front of property
Extend front entrance hall
- Documents
- 11 docs on file
- Reference
- DC/09/0613/FUL
We flagged 1 thing worth checking at Box Cottage
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
Price for Box Cottage has grown more than fourfold since the 1998 starting point.
£676,000
Modelled from EPC, postcode comparables and a sale-price growth of 13.8% per year over 12 years.
£495,000
Growth on file: 13.8% per year over 12 years.
Sales timeline
1 August 2010Most recent
£495,000
+395.0%over 12 years13 March 1998
£100,000
Median price across the last 3 sales in NR34 7LA: £334,665 (2023–1995).
Everything we know about Box Cottage, 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
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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
0.8 km
Phone Box — bus stop.
Closest school
2.8 km
Barnby and North Cove Community Primary School. 1 school 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
42.1dB
Night-time· 23:00 – 07:00
36.4dB