Woodcote Barn, Kings Lane, Henham, Beccles, NR34 8AE
About Woodcote Barn
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.
Know exactly what you're buying at Woodcote Barn
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
Energy performance
Woodcote Barn's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
Woodcote Barn has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Latest sale on Woodcote Barn was the highest on Land Registry record across the postcode.
£807,000
Modelled from EPC, postcode comparables.
£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
Everything we know about Woodcote Barn, 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
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
Similar properties nearby
1 Barnaby Green, Wangford
NR34 8AY
1 City Farm, Barsham
NR34 8JT
1 Church Street, Wangford
NR34 8RW
1 Cromwell Road, Ringsfield
NR34 8LR
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
1 City Villas, Barsham
NR34 8JT
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
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