Model valuation£417,0008 Busby Close
Local market context
20 Valley Farm Cottages, Kings Lane, Henham, Beccles, NR34 8AE
Extendable
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
129 m²
1389 sq ft
Energy rating
C
Score 71
Council tax
Band B
Tenure
Owner Occupied
About 20 Valley Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Valley Farm Cottages is a four-bedroom semi-detached house in Henham, Beccles, Beccles (NR34 8AE). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (June 2021) shows a C (score 71). The recommended improvements would lift it to A (score 99), a 2-band jump. Main heating runs on oil. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
Held since April 1998 — that's 28 years off the open market, well above the local norm. Across 1996–1998, sale prices on this property compounded at -8.5% per year. Today's modelled estimate of £395,000 sits 558.3% above the 1998 sale of £60,000. On a £-per-square-foot basis, the last sale (£43/sq ft) was about 84.6% below the postcode norm. At 129 m² it's 18.6% smaller than the typical home in the postcode (159 m² median across 10 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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- EnsuiteYes
- FireplaceYes
Outside
- Private gardenYes
- ParkingOff road
Building
- Period featuresYes
- Extension potentialPossible
Before you decide
Everything you need to know about 20 Valley Farm 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
Jun 2021EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 30 June 2031
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC CPre-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 £955 · Includes VAT
Planning history
Applications and permits filed against 20 Valley Farm Cottages, Kings Lane, Henham, Beccles, NR34 8AE, sourced from the PlanIt planning register.
20 Valley Farm Cottages has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 20 Valley Farm Cottages was the lowest on Land Registry record across the postcode.
Current estimate
See how we calculated this£395,000
Modelled from EPC, postcode comparables and a sale-price growth of -8.5% per year over 2 years.
Last sold (1998)
£60,000
Growth on file: -8.5% per year over 2 years.
Sales timeline
29 April 1998Most recent
£60,000
-13.6%over 1 year5 September 1996
£69,450
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
Versus other Kings Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 20 Valley Farm Cottages runs well behind the street norm.
Price per m²
£465
Street avg £3,152
Floor Area
129 m²
Street avg 174 m²
CO₂ Emissions
4.5 t/year
Street avg 3.5 t/year
Years Held
28 years
Street avg 8 years
Property research, connected
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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.
£398k
1 City Villas, Barsham
NR34 8JT
4 bed
£285k
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
4 bed
£250k
1 2, Tooks Common, Ilketshall St Andrew
NR34 8HY
4 bed
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
3 bed1 bath
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£307k
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
3 bed
£269k
1 Grays Cottages, Southwold Road, Brampton
NR34 8DR
3 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
0.5 km
Telephone Box — bus stop.
Closest school
2.9 km
Wenhaston Primary School. 1 school 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 8AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.1dB
Night-time· 23:00 – 07:00
35.4dB
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 20 Valley Farm Cottages, Kings Lane, Henham, Beccles, NR34 8AE. Each answer is also embedded as structured data for search engines.