Model valuation£417,0008 Busby Close
Local market context
Westways, Beccles Road, Mutford, Beccles, NR34 7XA
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
53 m²
570 sq ft
Energy rating
E
Score 49
Council tax
Band B
Tenure
Owner Occupied
About Westways
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Westways is a two-bedroom semi-detached house in Mutford, Beccles, Beccles (NR34 7XA). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (February 2021) shows an E (score 49), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 90), a 3-band jump. Main heating runs on oil.
Untraded for 27 years, with the last transfer in August 1999. Across 1998–1999, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £178,000 sits 1086.7% above the 1999 sale of £15,000. On a £-per-square-foot basis, the last sale (£26/sq ft) was about 76.1% below the postcode norm. At 53 m² it's 18.5% smaller than the typical home in the postcode (65 m² median across 7 EPCs).
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
- Bedrooms2
- Bathrooms1
Before you decide
Everything you need to know about Westways
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Feb 2021EPC Rating
A
B
C
D
E
E49
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 February 2031
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 £820 · Includes VAT
Planning history
Applications and permits filed against Westways, Beccles Road, Mutford, Beccles, NR34 7XA, sourced from the PlanIt planning register.
Westways 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.
Latest sale on Westways was the lowest on Land Registry record across the postcode.
Current estimate
See how we calculated this£178,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.1% per year over 1 year.
Last sold (1999)
£15,000
Growth on file: 7.1% per year over 1 year.
Sales timeline
5 August 1999Most recent
£15,000
+7.1%over 7 months21 December 1998
£14,000
Median price across the last 5 sales in NR34 7XA: £199,000 (2023–2015).
Nearby sales in NR34 7XA
Jalna, Beccles Road, Mutford, Beccles, NR34 7XA
Sold Apr 2023
£227,500Garden House, Beccles Road, Mutford, Beccles, NR34 7XA
Sold Nov 2022
£550,0004 Beccles Road, Mutford, Beccles, NR34 7XA
Sold Apr 2015
£245,0006 Beccles Road, Mutford, Beccles, NR34 7XA
Sold Mar 2003
£132,5001 Beccles Road, Mutford, Beccles, NR34 7XA
Sold Sept 1996
£39,000
Versus other Beccles Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Westways lags the street by a wide margin.
Price per m²
£283
Street avg £1,742
Floor Area
53 m²
Street avg 74 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.4 t/year
Street avg 3.1 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.
£215k
1 Beccles Road, Mutford
NR34 7XA
2 bed1 bath
£249k
1 Castle Hill
NR34 7BQ
2 bed1 bath
£365k
1 Ashdale Drive, Worlingham
NR34 7DU
3 bed1 bath
£503k
1 Ashbank, Worlingham
NR34 7DA
3 bed2 bath
£180k
1 Blything Court, Worlingham
NR34 7SQ
£180k
1 Carlford Court, Worlingham
NR34 7SG
£314k
1 Bluebell Way, Worlingham
NR34 7BT
4 bed
£346k
1 Brookwood Close, Worlingham
NR34 7RJ
4 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
0.1 km
Post Office Store — bus stop.
Closest school
1.5 km
Barnby and North Cove Community 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 7XA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.5dB
Night-time· 23:00 – 07:00
35.9dB
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 Westways, Beccles Road, Mutford, Beccles, NR34 7XA. Each answer is also embedded as structured data for search engines.