Horseshoe Cottage, Mill Lane, Barnby, Beccles, NR34 7PX

Horseshoe Cottage is a two-bedroom detached house in Barnby, Beccles, Beccles (NR34 7PX). It has a recorded floor area of 86 m² (around 922 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (May 2009) shows an F (score 32), near the bottom of the EPC scale. The recommended improvements would push it to E (score 53). The latest certificate is from May 2009, so improvements made since then won't be reflected. Other recorded features include notable views.

It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. One planning record on file: an extension approved in 2010. Past consents include an extension, meaningful when judging how the property has evolved. At 86 m² it's 16% smaller than the typical home in the postcode (102 m² median across 25 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 88% of similar EPCs). 2 bedrooms is on the smaller side for this postcode, where 4 is the typical count. Today's modelled estimate of £277,000 is 44.3% above the 2009 sale price. On a £-per-square-foot basis, the last sale (£208/sq ft) was about 22.6% above the typical sold price in the postcode.