Model valuation£417,0008 Busby Close
Local market context
Willow Way, Mill Lane, Barnby, Beccles, NR34 7PZ
EV charger
Property type
Detached
Bedrooms
3
Bathroom
1
Floor area
94 m²
1012 sq ft
Energy rating
D
Score 55
Council tax
Band D
Tenure
Owner Occupied
About Willow Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
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
- Open-plan layoutYes
- Dining roomYes
- ConservatoryYes
- FireplaceYes
Outside
- Private gardenRear
- GarageYes
Building
- EV chargerYes
Before you decide
Everything you need to know about Willow Way
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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.
Current Certificate
Oct 2018EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 October 2028
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Level 2 HomeBuyer Report
Mid 20th centuryDetached BungalowEPC D
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Planning history
Applications and permits filed against Willow Way, Mill Lane, Barnby, Beccles, NR34 7PZ, sourced from the PlanIt planning register.
Willow Way has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Willow Way valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£369,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.0% per year over 4 years.
Last sold (2024)
£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
Versus other Mill Lane homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
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
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£365k
1 Ashdale Drive, Worlingham
NR34 7DU
3 bed1 bath
£503k
1 Ashbank, Worlingham
NR34 7DA
3 bed2 bath
£355k
1 Church Cottages, Beccles Road, Barnby
NR34 7QN
4 bed1 bath
£390k
1 All Saints Green, Worlingham
NR34 7RR
4 bed
£346k
1 Brookwood Close, Worlingham
NR34 7RJ
4 bed1 bath
£314k
1 Bluebell Way, Worlingham
NR34 7BT
4 bed
£249k
1 Castle Hill
NR34 7BQ
2 bed1 bath
£215k
1 Beccles Road, Mutford
NR34 7XA
2 bed1 bath
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
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
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 7PZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
41.9dB
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 Willow Way, Mill Lane, Barnby, Beccles, NR34 7PZ. Each answer is also embedded as structured data for search engines.