Model valuation£417,0008 Busby Close
Local market context
2 Old Hall, Barsham, Beccles, NR34 8HB
4 planning records
Property type
Detached
Habitable rooms
3
From EPC
Floor area
74 m²
797 sq ft
Energy rating
C
Score 69
Council tax
Band F
Tenure
Private Rental
About 2 Old Hall
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Old Hall is a detached house in Barsham, Beccles, Beccles (NR34 8HB). It has a recorded floor area of 74 m² (around 797 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (November 2012) shows a C (score 69), just inside the C band. The recommended improvements would push it to B (score 86). Main heating runs on wood logs. The latest certificate is from November 2012, so improvements made since then won't be reflected.
4 planning records sit against the property, 3 approved, 0 refused. Past consents include solar panel installation, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. At 74 m² it sits well below the postcode median (112 m² across 3 EPCs), making it one of the more compact homes locally.
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Everything you need to know about 2 Old Hall
The true value, the hidden risks and the full sale history, in one report.
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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 Old Hall's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Nov 2022
Current Certificate
Nov 2012EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
—
Main Fuel
—
Hot Water
Average
Windows
Good
CO2 Emissions
0.8 t/year
Occupancy
Rented
Certificate validity
Expired on 20 November 2022
Get a survey for this property
Level 3 Building Survey
21st centuryDetached BungalowEPC CNo mains gasSolid (non-cavity) walls
Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Planning history
Applications and permits filed against 2 Old Hall, Barsham, Beccles, NR34 8HB, sourced from the PlanIt planning register.
2 Old Hall has a listed-building consent on record — alterations to a listed property are tightly controlled.
4 applications on record at 2 Old Hall, Barsham, Beccles, NR34 8HB
4decisions76documents
Flagged:Listed building
- Jul 2011ConditionsOutcome in report
Variation of Condition 3 of pp W12052/13A which restricts occupancy of annexe
- Documents
- 21 docs on file
- Reference
- BA/2011/0180/COND
- More recent applications — locked
- ConditionsJun 2025Decision
- HeritageMar 2025Decision
+ 1 more application in the report
Unlock 2 Old Hall, Barsham, Beccles, NR34 8HB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full
- The 76 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
2 Old Hall 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£402,000
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.
Median price across the last 4 sales in NR34 8HB: £347,500 (2021–1996).
Versus the street
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Old Hall outperforms the street on epc rating by a wide margin.
EPC Rating
69 (C)
Street avg 40 (E)
Floor Area
74 m²
Street avg 157 m²
CO₂ Emissions
0.8 t/year
Street avg 9.9 t/year
Habitable Rooms
3 rooms
Street avg 6 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.
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NR34 8JT
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NR34 8LR
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£387k
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
£380k
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
£430k
1 City Farm, Barsham
NR34 8JT
£373k
1 Church Street, Wangford
NR34 8RW
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
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
0.7 km
Old School House — bus stop.
Closest school
2.1 km
Gillingham St Michael's Church of England Primary Academy. 5 schools 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 8HB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
41.5dB
Night-time· 23:00 – 07:00
35.9dB
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 Old Hall, Barsham, Beccles, NR34 8HB. Each answer is also embedded as structured data for search engines.