Model valuation£417,0008 Busby Close
Local market context
2 Wood Farm Cottages, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
94 m²
1012 sq ft
Energy rating
C
Score 74
Tenure
Private Rental
About 2 Wood Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Wood Farm Cottages is a semi-detached house in Willingham St. Mary, Beccles, Beccles (NR34 8DJ). It has a recorded floor area of 94 m² (around 1012 sq ft) and construction records dating it to before 1900. The latest certificate (May 2019) shows a C (score 74). The recommended improvements would lift it to A (score 108), a 2-band jump. Main heating runs on electricity.
At 94 m² it's 28.8% larger than the typical home in the postcode (73 m² median across 5 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode.
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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 Wood Farm Cottages ranks among the most efficient homes in the postcode for energy use.
Current Certificate
May 2019EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 27 May 2029
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached HouseEPC CPre-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 £955 · Includes VAT
Planning history
Applications and permits filed against 2 Wood Farm Cottages, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ, sourced from the PlanIt planning register.
2 Wood Farm Cottages 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 Wood Farm Cottages 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£309,000
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.
On epc rating, 2 Wood Farm Cottages stands well clear of the street.
EPC Rating
74 (C)
Street avg 41 (E)
Floor Area
94 m²
Street avg 73 m²
CO₂ Emissions
2.4 t/year
Street avg 6.8 t/year
Habitable Rooms
5 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.
£307k
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
3 bed
£323k
1 Brick Kiln Cottages, Wash Lane, Uggeshall
NR34 8BW
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
3 bed1 bath
£285k
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
4 bed
£278k
1 Hall Farm Cottages, Stoven
NR34 8ET
£278k
1 Hill Cottages, Shipmeadow
NR34 8HJ
2 bed1 bath
£270k
1 Big Common, Great Common Road, Ilketshall St Andrew
NR34 8JB
2 bed1 bath
£269k
1 Grays Cottages, Southwold Road, Brampton
NR34 8DR
3 bed1 bath
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 Wood Farm Cottages, Sotterley Road, Willingham St Mary, Beccles, NR34 8DJ. Each answer is also embedded as structured data for search engines.