Model valuation£417,0008 Busby Close
Local market context
The Willows, London Road, Shadingfield, Beccles, NR34 8DH
Property type
Detached
Bedrooms
3
Bathrooms
2
Floor area
92 m²
990 sq ft
Energy rating
C
Score 69
Council tax
Band D
Tenure
Owner Occupied
About The Willows
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Willows is a three-bedroom detached house in Shadingfield, Beccles, Beccles (NR34 8DH). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 2007 onwards and council tax band D. The latest certificate (February 2018) shows a C (score 69), just inside the C band. The recommended improvements would lift it to A (score 104), a 2-band jump. Main heating runs on oil.
At 92 m² it sits well below the postcode median (151 m² across 6 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Across 2007–2018, sale prices on this property compounded at 2% per year. Today's modelled estimate of £372,000 is 24% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 91.1% above the typical sold price in the postcode. Sold November 2018 for £300,000.
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
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenSouth-facing
- GarageYes
Building
- Heating systemOil
Before you decide
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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.
The Willows ranks among the most efficient homes in the postcode for energy use.
Current Certificate
Feb 2018EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 February 2028
Get a survey for this property
Level 3 Building Survey
21st centuryDetached BungalowEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against The Willows, London Road, Shadingfield, Beccles, NR34 8DH, sourced from the PlanIt planning register.
The Willows 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 Willows valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£372,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.0% per year over 11 years.
Last sold (2018)
£300,000
Growth on file: 2.0% per year over 11 years.
Sales timeline
16 November 2018Most recent
£300,000
+25.0%over 11 years6 November 2007
£240,000
Median price across the last 5 sales in NR34 8DH: £300,000 (2026–2016).
Nearby sales in NR34 8DH
1 Dyke Dene, London Road, Shadingfield, Beccles, NR34 8DH
Sold Apr 2026
£400,0002 Dyke Dene, London Road, Shadingfield, Beccles, NR34 8DH
Sold Feb 2019
£312,500Sunray View, London Road, Shadingfield, Beccles, NR34 8DH
Sold Nov 2017
£218,000The Sycamores, London Road, Shadingfield, Beccles, NR34 8DH
Sold Jul 2016
£300,000Reynard View, London Road, Shadingfield, Beccles, NR34 8DH
Sold Mar 2014
£185,000
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 epc rating, The Willows stands well clear of the street.
Price per m²
£3,261
Street avg £2,757
Floor Area
92 m²
Street avg 135 m²
Habitable Rooms
4 rooms
Street avg 6 rooms
CO₂ Emissions
3.5 t/year
Street avg 9.1 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.
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
3 bed1 bath
£307k
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
3 bed
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£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
£398k
1 City Villas, Barsham
NR34 8JT
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
0.0 km
Shelter — bus stop.
Closest school
2.8 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 8DH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.4dB
Night-time· 23:00 – 07:00
38.4dB
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 The Willows, London Road, Shadingfield, Beccles, NR34 8DH. Each answer is also embedded as structured data for search engines.