2 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE
About 2 Valley Farm House
2 Valley Farm House is a six-bedroom mid-terrace house in Henham, Beccles, Beccles (NR34 8AE). It has a recorded floor area of 111 m² (around 1195 sq ft) and construction records dating it to 2020. The latest certificate (April 2021) returns a B (score 84), comfortably above the UK average. The recommended improvements would push it to A (score 113). Main heating runs on gas: bulk lpg.
At 111 m² it sits well below the postcode median (168 m² across 10 EPCs), making it one of the more compact homes locally. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. On a £-per-square-foot basis, the last sale (£368/sq ft) was about 39.4% above the typical sold price in the postcode. Last sale on file: £440,000 in April 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Valley Farm House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms6
- Dining roomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenYes
Building
- Central heatingYes
Energy performance
2 Valley Farm House's carbon output is low for the local stock.
EPC Rating
Planning history
2 Valley Farm House has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£483,000
Modelled from EPC, postcode comparables.
£440,000
Recorded with HM Land Registry.
Sales timeline
15 April 2021Most recent
£440,000
Median price across the last 5 sales in NR34 8AE: £430,000 (2022–2021).
Nearby sales in NR34 8AE
1 Valley Farm House, Kings Lane, Henham, Beccles, NR34 8AE
Sold Jun 2022
£585,0003 Long Barn, Kings Lane, Henham, Beccles, NR34 8AE
Sold Jan 2022
£425,0002 Long Barn, Kings Lane, Henham, Beccles, NR34 8AE
Sold Sept 2021
£410,000Brandons Barn, Kings Lane, Henham, Beccles, NR34 8AE
Sold Sept 2021
£675,0001 Long Barn, Kings Lane, Henham, Beccles, NR34 8AE
Sold Jun 2021
£430,000
Everything we know about 2 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?
Versus other Kings Lane homes
On price per m², 2 Valley Farm House stands well clear of the street.
Price per m²
£3,964
Street avg £2,763
Floor Area
111 m²
Street avg 176 m²
CO₂ Emissions
1.1 t/year
Street avg 3.8 t/year
Years Held
5 years
Street avg 10 years
Similar properties nearby
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1 2, Tooks Common, Ilketshall St Andrew
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1 City Farm, Barsham
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1 Church Street, Wangford
NR34 8RW
1 Cromwell Road, Ringsfield
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1 Dyke Dene, London Road, Shadingfield
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The neighbourhood at a glance
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
42.1dB
Night-time· 23:00 – 07:00
35.4dB