Model valuation£417,0008 Busby Close
Local market context
Henham Estate, Dairy Farm House, Henham, Beccles, NR34 8AN
Property type
Detached
Habitable rooms
5
From EPC
Floor area
177 m²
1905 sq ft
Energy rating
E
Score 39
Tenure
Private Rental
About Henham Estate
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Henham Estate is a detached house in Henham, Beccles, Beccles (NR34 8AN). It has a recorded floor area of 177 m² (around 1905 sq ft) and construction records dating it to before 1900. The latest certificate (September 2021) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in May 2013 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and roof efficiency went from Average to Good. The recommended improvements would lift it to B (score 90), a 3-band jump. Main heating runs on oil.
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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.
Henham Estate's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Sept 2021
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Very Poor
CO2 Emissions
12.0 t/year
Occupancy
Rented
Certificate validity
Valid until 21 September 2031
Property Improvements
Changes detected from historical EPC data
Sept 2021from May 2013
EPC improved fromF34toE39
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached 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 £1,085 · Includes VAT
Planning history
Applications and permits filed against Henham Estate, Dairy Farm House, Henham, Beccles, NR34 8AN, sourced from the PlanIt planning register.
Henham Estate 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.
Henham Estate 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£523,000
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 2 sales in NR34 8AN: £52,500 (1996–1995).
Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, Henham Estate runs well behind the street norm.
EPC Rating
39 (E)
Street avg 60 (D)
Floor Area
177 m²
Street avg 275 m²
CO₂ Emissions
12.0 t/year
Street avg 6.1 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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.
£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
0.2 km
Latitude Festival — 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 8AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.5dB
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 Henham Estate, Dairy Farm House, Henham, Beccles, NR34 8AN. Each answer is also embedded as structured data for search engines.