2 Barnes Cottage, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ
About 2 Barnes Cottage
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.
Know exactly what you're buying at 2 Barnes 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
Energy performance
2 Barnes Cottage's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Upgraded to gas central heating
Fuel source changed
Hot water system upgraded
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
2 Barnes Cottage has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
2 Barnes Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£186,000
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.
Everything we know about 2 Barnes 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 Sotterley Road homes
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
Similar properties nearby
1 Chartres Piece, Willingham St Mary
NR34 8DA
1 Barnes Cottage, Sotterley Road, Willingham St Mary
NR34 8DJ
1 Crossbow Cottages, Sotherton
NR34 8ES
1 Council House, Wangford Road, Uggeshall
NR34 8AA
1 2, Tooks Common, Ilketshall St Andrew
NR34 8HY
1 High Street, Wangford
NR34 8RL
1 Bridge Cottages, Barsham Hill, Barsham
NR34 8HQ
1 Church Close, Wangford
NR34 8RQ
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
0.1 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
38.3dB