Willow Way, Mill Lane, Barnby, Beccles, NR34 7PZ
About Willow Way
Willow Way is a three-bedroom detached house in Barnby, Beccles, Beccles (NR34 7PZ). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1950-1966 and council tax band D. The property has an EV charger on record, all of which lower running costs and tend to lift resale appeal. Other recorded features include a conservatory. The latest certificate (October 2018) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 82), a 2-band jump.
At 94 m² it sits well below the postcode median (147 m² across 17 EPCs), making it one of the more compact homes locally. Across 2020–2024, sale prices on this property compounded at 5% per year. On a £-per-square-foot basis, the last sale (£361/sq ft) was about 87% above the typical sold price in the postcode. Last sale on file: £365,000 in October 2024.
Know exactly what you're buying at Willow Way
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
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- ConservatoryYes
- FireplaceYes
Outside
- Private gardenRear
- GarageYes
Building
- EV chargerYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
Willow Way has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
We flagged 1 thing worth checking at Willow Way
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
Willow Way valuation sits well clear of the typical sold price in this postcode.
£390,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.0% per year over 4 years.
£365,000
Growth on file: 5.0% per year over 4 years.
Sales timeline
3 October 2024Most recent
£365,000
+20.1%over 3 years18 December 2020
£303,850
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
£510,000Courtyard Cottage, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Feb 2024
£385,000Coppers, Mill Lane, Barnby, Beccles, NR34 7PZ
Sold Nov 2022
£465,000
Everything we know about Willow Way, 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
Willow Way outperforms the street on price per m² by a wide margin.
Price per m²
£3,883
Street avg £2,540
Floor Area
94 m²
Street avg 147 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 6.2 t/year
Similar properties nearby
1 Ashdale Drive, Worlingham
NR34 7DU
1 Ashbank, Worlingham
NR34 7DA
1 All Saints Green, Worlingham
NR34 7RR
1 Church Cottages, Beccles Road, Barnby
NR34 7QN
1 Brookwood Close, Worlingham
NR34 7RJ
1 Bluebell Way, Worlingham
NR34 7BT
1 Castle Hill
NR34 7BQ
1 Beccles Road, Mutford
NR34 7XA
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