2 Old Hall, Barsham, Beccles, NR34 8HB
About 2 Old Hall
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.
Know exactly what you're buying at 2 Old Hall
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 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This certificate is over 10 years old and is no longer valid.Expired 20 Nov 2022
EPC Rating
Planning history
2 Old Hall has a listed-building consent on record — alterations to a listed property are tightly controlled.
- Jun 2025ConditionsIn report
Details of Condition 4: Samples, details and treatment of all new external materials, details of proposed extent of repairs/re-renders/re-pointing of permission BA/2024/0449/LBC
- Agent
- Lakeside Flood Solutions
- Documents
- 10 docs on file
- Reference
- BA/2025/0152/APPCON
- Mar 2025HeritageIn report
Installation of flood protection measures
- Agent
- Lakeside Flood Solutions
- Documents
- 31 docs on file
- Reference
- BA/2024/0449/LBC
What's in 2 Old Hall, Barsham, Beccles, NR34 8HB's planning history?
2 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
2 Old Hall has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£429,000
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).
Everything we know about 2 Old Hall, 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 the street
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
Similar properties nearby
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1 High Common Cottages, Clarkes Lane, Barsham
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1 City Villas, Barsham
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1 Barnaby Green, Wangford
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1 Church Cottage, Ilketshall St Lawrence
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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
0.7 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
41.5dB
Night-time· 23:00 – 07:00
35.9dB