Model valuation£417,0008 Busby Close
Local market context
2 New Cottages, Hulver Road, Ellough, Beccles, NR34 7TP
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
67 m²
721 sq ft
Energy rating
E
Score 53
Council tax
Band A
Tenure
Private Rental
About 2 New Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 New Cottages is a semi-detached house in Ellough, Beccles, Beccles (NR34 7TP). It has a recorded floor area of 67 m² (around 721 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (April 2026) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
At 67 m² it sits well below the postcode median (340 m² across 6 EPCs), making it one of the more compact homes locally.
Before you decide
Everything you need to know about 2 New Cottages
The true value, the hidden risks and the full sale history, in one report.
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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
Apr 2026EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Valid until 9 April 2036
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, 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 New Cottages, Hulver Road, Ellough, Beccles, NR34 7TP, sourced from the PlanIt planning register.
2 New 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 New 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£210,000
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 2 sales in NR34 7TP: £217,500 (2022–2001).
Versus other Hulver Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 New Cottages is notably below the street on floor area.
EPC Rating
53 (E)
Street avg 48 (E)
Floor Area
67 m²
Street avg 320 m²
CO₂ Emissions
1.8 t/year
Street avg 17.7 t/year
Habitable Rooms
4 rooms
Street avg 10 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.
£208k
1 Chapel Road, Wrentham
NR34 7LT
£207k
1 Almhouses, Lower Green, Sotterley
NR34 7UB
£215k
1 Beccles Road, Mutford
NR34 7XA
2 bed1 bath
£223k
1 Benacre Road, Henstead
NR34 7LF
£240k
1 Blackmoor Cottages, Beccles Road, Wrentham
NR34 7LZ
£180k
1 Blything Court, Worlingham
NR34 7SQ
£180k
1 Carlford Court, Worlingham
NR34 7SG
£245k
1 Church Farm Cottages, Cove Hithe
NR34 7JW
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
0.6 km
Church — bus stop.
Closest school
2.4 km
Worlingham Church of England Voluntary Controlled Primary School. 2 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 7TP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
35.5dB
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 New Cottages, Hulver Road, Ellough, Beccles, NR34 7TP. Each answer is also embedded as structured data for search engines.