Model valuation£417,0008 Busby Close
Local market context
2 Melchet Cottages, Beccles Road, Barnby, Beccles, NR34 7QW
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
95 m²
1023 sq ft
Energy rating
D
Score 61
Council tax
Band A
Tenure
Owner Occupied
About 2 Melchet Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Melchet Cottages is a semi-detached house in Barnby, Beccles, Beccles (NR34 7QW). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (November 2016) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79).
At 95 m² it sits well below the postcode median (143 m² across 8 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 2 Melchet Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Current Certificate
Nov 2016EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 November 2026
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against 2 Melchet Cottages, Beccles Road, Barnby, Beccles, NR34 7QW, sourced from the PlanIt planning register.
2 Melchet Cottages 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.
2 Melchet Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£226,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in NR34 7QW: £236,000 (2023–2003).
Nearby sales in NR34 7QW
Badgers Grove, Beccles Road, Barnby, Beccles, NR34 7QW
Sold Jun 2023
£85,000Salmons Leap, Beccles Road, Barnby, Beccles, NR34 7QW
Sold Feb 2023
£645,000Crossing Cottage, Beccles Road, Barnby, Beccles, NR34 7QW
Sold Mar 2021
£475,000Melrose Farm, Beccles Road, Barnby, Beccles, NR34 7QW
Sold Jul 2003
£110,000White House Farm, Beccles Road, Barnby, Beccles, NR34 7QW
Sold May 2001
£250,000
Versus other Beccles Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
CO₂ Emissions for 2 Melchet Cottages runs comfortably ahead of the street norm.
EPC Rating
61 (D)
Street avg 60 (D)
Floor Area
95 m²
Street avg 157 m²
CO₂ Emissions
4.5 t/year
Street avg 6.2 t/year
Habitable Rooms
4 rooms
Street avg 6 rooms
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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.
£223k
1 Benacre Road, Henstead
NR34 7LF
£215k
1 Beccles Road, Mutford
NR34 7XA
2 bed1 bath
£240k
1 Blackmoor Cottages, Beccles Road, Wrentham
NR34 7LZ
£245k
1 Church Farm Cottages, Cove Hithe
NR34 7JW
£208k
1 Chapel Road, Wrentham
NR34 7LT
£207k
1 Almhouses, Lower Green, Sotterley
NR34 7UB
£249k
1 Castle Hill
NR34 7BQ
2 bed1 bath
£258k
1 Brook Cottages, Lower Green, Sotterley
NR34 7TZ
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
1.1 km
West Cottage — bus stop.
Closest school
1.8 km
Barnby and North Cove Community Primary School. 3 schools 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 7QW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
42.6dB
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 2 Melchet Cottages, Beccles Road, Barnby, Beccles, NR34 7QW. Each answer is also embedded as structured data for search engines.