Model valuation£417,0008 Busby Close
Local market context
2 Barnes Cottage, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
73 m²
786 sq ft
Energy rating
E
Score 39
Council tax
Band A
Tenure
Private Rental
About 2 Barnes Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Barnes Cottage is a mid-terrace house in Willingham St. Mary, Beccles, Beccles (NR34 8DJ). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (November 2019) shows an E (score 39), well below the UK norm with real room to improve. When first surveyed in December 2012 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Very Good, hot-water efficiency went from Very Poor to Average and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 87), a 3-band jump. Main heating runs on dual fuel.
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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.
2 Barnes Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
C
D
E
E39
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Very Poor
CO2 Emissions
6.5 t/year
Occupancy
Rented
Certificate validity
Valid until 1 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Dec 2012
EPC improved fromF37toE39
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
WoodDual
Fuel source changed
Hot Water
ImmersionMain System
Hot water system upgraded
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Low Energy Lighting
25%86%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Victorian-eraMid-Terrace HouseEPC EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
Applications and permits filed against 2 Barnes Cottage, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ, sourced from the PlanIt planning register.
2 Barnes 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.
2 Barnes Cottage 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£187,000
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.
Versus other Sotterley Road homes
Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Barnes Cottage is notably below the street on epc rating.
EPC Rating
39 (E)
Street avg 48 (E)
Floor Area
73 m²
Street avg 78 m²
CO₂ Emissions
6.5 t/year
Street avg 5.9 t/year
Habitable Rooms
3 rooms
Street avg 4 rooms
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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.
£189k
1 Barnes Cottage, Sotterley Road, Willingham St Mary
NR34 8DJ
£192k
1 Chartres Piece, Willingham St Mary
NR34 8DA
£222k
1 Crossbow Cottages, Sotherton
NR34 8ES
2 bed
£234k
1 Callender Houses, Barsham
NR34 8HA
£236k
1 Council House, Wangford Road, Uggeshall
NR34 8AA
£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
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
0.1 km
Woodfield Close — bus stop.
Closest school
2.7 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 8DJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
38.3dB
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 2 Barnes Cottage, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ. Each answer is also embedded as structured data for search engines.