Model valuation£417,0008 Busby Close
Local market context
Woodcote Barn, Kings Lane, Henham, Beccles, NR34 8AE
Property type
Detached
Floor area
265 m²
2852 sq ft
Energy rating
E
Score 54
Tenure
Owner Occupied
About Woodcote Barn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodcote Barn is a detached house in Henham, Beccles, Beccles (NR34 8AE). It has a recorded floor area of 265 m² (around 2852 sq ft). The latest certificate (April 2020) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 69), a 2-band jump. Main heating runs on lpg.
At 265 m² the property is well over the postcode median (120 m² across 10 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Most recent transfer: March 2020 at £800,000.
Before you decide
Everything you need to know about Woodcote Barn
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Woodcote Barn's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Apr 2020EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
7.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 April 2030
Get a survey for this property
Level 2 HomeBuyer Report
Detached HouseEPC E
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £995 · Includes VAT
Planning history
Applications and permits filed against Woodcote Barn, Kings Lane, Henham, Beccles, NR34 8AE, sourced from the PlanIt planning register.
Woodcote Barn 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 Woodcote Barn was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£792,000
Modelled from EPC, postcode comparables.
Last sold (2020)
£800,000
Recorded with HM Land Registry.
Sales timeline
30 March 2020Most recent
£800,000
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
Versus other Kings Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Woodcote Barn runs comfortably ahead of the street norm.
Price per m²
£3,019
Street avg £2,868
Floor Area
265 m²
Street avg 161 m²
CO₂ Emissions
7.1 t/year
Street avg 3.2 t/year
Years Held
6 years
Street avg 10 years
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£430k
1 City Farm, Barsham
NR34 8JT
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£398k
1 City Villas, Barsham
NR34 8JT
4 bed
£387k
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
£380k
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
£373k
1 Church Street, Wangford
NR34 8RW
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
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 Woodcote Barn, Kings Lane, Henham, Beccles, NR34 8AE. Each answer is also embedded as structured data for search engines.