Model valuation£417,0008 Busby Close
Local market context
12 Manor Farm Cottages, Henham, Beccles, NR34 8AH
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
71 m²
764 sq ft
Energy rating
E
Score 52
Council tax
Band B
Tenure
Owner Occupied
About 12 Manor Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Manor Farm Cottages is a semi-detached house in Henham, Beccles, Beccles (NR34 8AH). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (May 2021) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 85), a 3-band jump. Main heating runs on electricity.
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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.
12 Manor Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2021EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Average
Windows
Poor
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2031
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC EPre-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 £885 · Includes VAT
Planning history
Applications and permits filed against 12 Manor Farm Cottages, Henham, Beccles, NR34 8AH, sourced from the PlanIt planning register.
12 Manor 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.
12 Manor Farm Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£226,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in NR34 8AH: £208,000 (1996–1996).
Nearby sales in NR34 8AH
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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.
£222k
1 Crossbow Cottages, Sotherton
NR34 8ES
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1 Callender Houses, Barsham
NR34 8HA
£236k
1 Council House, Wangford Road, Uggeshall
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£250k
1 2, Tooks Common, Ilketshall St Andrew
NR34 8HY
4 bed
£253k
1 Bridge Cottages, Barsham Hill, Barsham
NR34 8HQ
2 bed1 bath
£257k
1 High Street, Wangford
NR34 8RL
3 bed
£192k
1 Chartres Piece, Willingham St Mary
NR34 8DA
£267k
1 Church Close, Wangford
NR34 8RQ
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
0.4 km
Crossroads — bus stop.
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 8AH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.6dB
Night-time· 23:00 – 07:00
38.1dB
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 12 Manor Farm Cottages, Henham, Beccles, NR34 8AH. Each answer is also embedded as structured data for search engines.