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1 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE

4 planning records
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
206 m²
2217 sq ft
Energy rating
C
Score 79
Tenure
Owner Occupied
Overview

About 1 Valley Farm House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

1 Valley Farm House is a semi-detached house in Henham, Beccles, Beccles (NR34 8AE). It has a recorded floor area of 206 m² (around 2217 sq ft) and construction records dating it to before 1900. The latest certificate (October 2025) shows a C (score 79), near the top of the C band. The recommended improvements would lift it to A (score 97), a 2-band jump. Main heating runs on electricity.

At 206 m² the property is well over the postcode median (120 m² across 10 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 4 approved, 0 refused. The record references listed-building consent, which constrain future alterations. Today's modelled estimate of £735,000 is 25.6% above the 2022 sale price. Last sale on file: £585,000 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you offer

Know exactly what you're buying at 1 Valley Farm House

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

1 Valley Farm House's carbon output is low for the local stock.

EPC Rating

A
B
C
C79
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
1.0 t/year
Occupancy
Owner Occupied
Planning

Planning history

Applications and permits filed against 1 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE, sourced from the PlanIt planning register.

1 Valley Farm House has a listed-building consent on record — alterations to a listed property are tightly controlled.

  1. Sept 2024
    Conditions
    In report

    Discharge of conditions 3, 4 & 5 of DC/23/4355/LBC - Listed Building Consent - Refurbishment, including but not limited to reinstatement of internal walls, provision of a new heating system and removal of 4 no. modern rooflights to be replaced by a single dormer window. - Details of the pattern, material, joinery detailing, ironmongery and finish of all new internal doors - Details of the new dormer extension - Solid floor details

    Agent
    Paul Bradley Ltd, Architecture
    Documents
    13 docs on file
    Reference
    DC/24/2689/DRC
    View planning record
  2. Sept 2024
    Conditions
    In report

    Discharge of Condition Nos. 3 and 5 of DC/23/4354/FUL - Refurbishment, including but not limited to reinstatement of internal walls, provision of a new heating system and removal of 4 no. modern rooflights to be replaced by a single dormer window. - Construction details of the new dormer, Details of the pattern, material, joinery detailing, ironmongery and finish of all new internal doors, Details of works in relation to the provision of any solid floors, including materials and sections/construction levels in relation to the existing floor construction ( i.e. the depth / make up of new floor construction) & NE Bat Licence Submitted

    Agent
    Paul Bradley Ltd, Architecture
    Documents
    14 docs on file
    Reference
    DC/24/2666/DRC
    View planning record

What's in 1 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE's planning history?

2 more on this property, plus refusals, disputes and full decisions nearby, in the report.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£735,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2022)

£585,000

Recorded with HM Land Registry.

Sales timeline

  1. 7 June 2022Most recent

    £585,000

Median price across the last 5 sales in NR34 8AE: £425,000 (2022–2021).

Before you offer

Everything we know about 1 Valley Farm House, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

  • Am I paying too much?
  • Is something wrong with it?
  • Is the agent's story true?
  • Will it hold its value?
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On the street

Versus other Kings Lane homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

1 Valley Farm House is notably below the street on years held.

Price per m²

£2,840

Street avg £2,888

Below

Floor Area

206 m²

Street avg 167 m²

Above

CO₂ Emissions

1.0 t/year

Street avg 3.8 t/year

Strongly above

Years Held

4 years

Street avg 10 years

Strongly below
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£515k

1 Barnaby Green, Wangford

NR34 8AY

3 bed2 bath
£410k

1 City Farm, Barsham

NR34 8JT

£402k

1 Church Street, Wangford

NR34 8RW

£383k

1 Cromwell Road, Ringsfield

NR34 8LR

3 bed
£380k

1 Dyke Dene, London Road, Shadingfield

NR34 8DH

£376k

1 High Common Cottages, Clarkes Lane, Barsham

NR34 8HW

£375k

1 City Villas, Barsham

NR34 8JT

4 bed
£347k

1 Church Cottage, Ilketshall St Lawrence

NR34 8NL

3 bed1 bath
Area

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.
Full Beccles report

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

0.5 km

Telephone Box — bus stop.

Closest school

2.9 km

Wenhaston 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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around NR34 8AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NR34 8AE

Daytime· 07:00 – 23:00

42.1dB

Low
Night-time road noise heatmap for NR34 8AE

Night-time· 23:00 – 07:00

35.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 1 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE. Each answer is also embedded as structured data for search engines.