1 Hill Farm Cottage, London Road, Shadingfield, Beccles, NR34 8DF
About 1 Hill Farm Cottage
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 £325,000 is 13% 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.
Know exactly what you're buying at 1 Hill Farm Cottage
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
What this property has
Inside
- Bedrooms3
- Bathrooms1
- Dining roomYes
- Utility roomYes
Outside
- Private gardenRear
- GarageYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
1 Hill Farm Cottage has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£325,000
Modelled from EPC, postcode comparables.
£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
Everything we know about 1 Hill Farm Cottage, 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 London Road homes
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
Similar properties nearby
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
1 Grays Cottages, Southwold Road, Brampton
NR34 8DR
1 Cromwell Road, Ringsfield
NR34 8LR
1 Church Close, Wangford
NR34 8RQ
1 High Street, Wangford
NR34 8RL
1 Barnaby Green, Wangford
NR34 8AY
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
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
0.3 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.2dB
Night-time· 23:00 – 07:00
38.5dB