Model valuation£417,0008 Busby Close
Local market context
1 Hill Farm Cottage, London Road, Shadingfield, Beccles, NR34 8DF
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
91 m²
980 sq ft
Energy rating
D
Score 56
Council tax
Band B
Tenure
Private Rental
About 1 Hill Farm Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Hill Farm Cottage is a three-bedroom semi-detached house in Shadingfield, Beccles, Beccles (NR34 8DF). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2019) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to A (score 104), a 3-band jump. Main heating runs on oil.
At 91 m² it sits well below the postcode median (167 m² across 6 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £334,000 is 16.2% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£294/sq ft) was about 150% above the typical sold price in the postcode. Most recent transfer: September 2021 at £287,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
- Utility roomYes
Outside
- Private gardenRear
- GarageYes
Before you decide
Everything you need to know about 1 Hill Farm Cottage
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
Jul 2019EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Rented
Certificate validity
Valid until 2 July 2029
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC DPre-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 1 Hill Farm Cottage, London Road, Shadingfield, Beccles, NR34 8DF, sourced from the PlanIt planning register.
1 Hill Farm Cottage 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Current estimate
See how we calculated this£334,000
Modelled from EPC, postcode comparables.
Last sold (2021)
£287,500
Recorded with HM Land Registry.
Sales timeline
28 September 2021Most recent
£287,500
Median price across the last 5 sales in NR34 8DF: £180,000 (2024–2016).
Nearby sales in NR34 8DF
The Maples, London Road, Shadingfield, Beccles, NR34 8DF
Sold Oct 2024
£570,000Hill Farm Barn, London Road, Shadingfield, Beccles, NR34 8DF
Sold Oct 2022
£795,000North Green House, London Road, Shadingfield, Beccles, NR34 8DF
Sold Jan 2014
£730,0001 Hill Cottages, London Road, Shadingfield, Beccles, NR34 8DF
Sold Apr 2010
£115,0003 Hill Cottages, London Road, Shadingfield, Beccles, NR34 8DF
Sold Jan 2007
£76,000
Versus other London Road homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 1 Hill Farm Cottage stands well clear of the street.
Price per m²
£3,159
Street avg £1,938
Floor Area
91 m²
Street avg 192 m²
Habitable Rooms
5 rooms
Street avg 7 rooms
CO₂ Emissions
5.9 t/year
Street avg 4.3 t/year
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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.
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
3 bed1 bath
£307k
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
3 bed
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£269k
1 Grays Cottages, Southwold Road, Brampton
NR34 8DR
3 bed1 bath
£267k
1 Church Close, Wangford
NR34 8RQ
3 bed1 bath
£257k
1 High Street, Wangford
NR34 8RL
3 bed
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£285k
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
4 bed
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
0.3 km
Church Farm — bus stop.
Closest school
1.4 km
Brampton Church of England 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 8DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Night-time· 23:00 – 07:00
38.5dB
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 1 Hill Farm Cottage, London Road, Shadingfield, Beccles, NR34 8DF. Each answer is also embedded as structured data for search engines.