Courtyard Cottage, Mill Lane, Barnby, Beccles, NR34 7PZ
About Courtyard Cottage
Courtyard Cottage is a detached house in Barnby, Beccles, Beccles (NR34 7PZ). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (July 2023) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
Today's modelled estimate of £346,000 is 10.1% below the 2024 sale of £385,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£296/sq ft) was about 49.1% above the typical sold price in the postcode. At 121 m² it's 17.7% smaller than the typical home in the postcode (147 m² median across 17 EPCs). Last sale on file: £385,000 in February 2024. One historical planning record sits against the property in 2024.
Know exactly what you're buying at Courtyard 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
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
- Jan 2024AmendmentIn report
A Lawful Development Certificate is sought for the use of an existing dwelling house (C3) to be used as a solo children’s home (C2)
- Council
- East Suffolk (W)
- Documents
- 4 docs on file
- Reference
- SCC/0121/23W/LDC
We flagged 1 thing worth checking at Courtyard 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
Courtyard Cottage valuation sits well clear of the typical sold price in this postcode.
£346,000
Modelled from EPC, postcode comparables.
£385,000
Recorded with HM Land Registry.
Sales timeline
9 February 2024Most recent
£385,000
Median price across the last 5 sales in NR34 7PZ: £465,000 (2025–2022).
Nearby sales in NR34 7PZ
123 Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Mar 2025
£185,000Tandela, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Feb 2025
£605,000Five Ways Farm, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Dec 2024
£510,000Willow Way, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Oct 2024
£365,000Coppers, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Nov 2022
£465,000
Everything we know about Courtyard 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
Versus other Mill Lane homes
On co₂ emissions, Courtyard Cottage stands well clear of the street.
Price per m²
£3,182
Street avg £2,590
Floor Area
121 m²
Street avg 146 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.8 t/year
Street avg 6.3 t/year
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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
0.2 km
Welbeck Close — bus stop.
Closest school
0.2 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
49.3dB
Night-time· 23:00 – 07:00
41.9dB