Model valuation£417,0008 Busby Close
Local market context
2 Rectory Cottages, Barsham, Beccles, NR34 8HB
1 planning record
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
112 m²
1206 sq ft
Energy rating
E
Score 46
Council tax
Band B
Tenure
Private Rental
About 2 Rectory Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Rectory Cottages is a semi-detached house in Barsham, Beccles, Beccles (NR34 8HB). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (July 2024) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on lpg.
Untraded for 26 years, with the last transfer in May 2000. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £286,000 sits 472% above the 2000 sale of £50,000. On a £-per-square-foot basis, the last sale (£41/sq ft) was about 78.6% below the postcode norm. One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved. At 112 m² it's 27.3% larger than the typical home in the postcode (88 m² median across 3 EPCs).
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Everything you need to know about 2 Rectory Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2024EPC Rating
A
B
C
D
E
E46
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
4.0 t/year
Occupancy
Rented
Certificate validity
Valid until 1 July 2034
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached 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 £885 · Includes VAT
Planning history
Applications and permits filed against 2 Rectory Cottages, Barsham, Beccles, NR34 8HB, sourced from the PlanIt planning register.
2 Rectory Cottages has an approved side extension on the planning record.
1 application on record at 2 Rectory Cottages, Barsham, Beccles, NR34 8HB
1decisions1extensions9documents
- Nov 2021ExtensionFullOutcome in report
Extension: Side of property
Erection of side extension
- Documents
- 9 docs on file
- Reference
- BA/2021/0340/HOUSEH
Unlock 2 Rectory Cottages, Barsham, Beccles, NR34 8HB's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 9 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 Rectory Cottages's modelled value sits at over four times its earliest registered sale price (2000).
Current estimate
See how we calculated this£286,000
Modelled from EPC, postcode comparables.
Last sold (2000)
£50,000
Recorded with HM Land Registry.
Sales timeline
31 May 2000Most recent
£50,000
Median price across the last 3 sales in NR34 8HB: £565,000 (2021–1996).
Nearby sales in NR34 8HB
Versus the street
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 2 Rectory Cottages runs comfortably ahead of the street norm.
EPC Rating
46 (E)
Street avg 48 (E)
Floor Area
112 m²
Street avg 144 m²
CO₂ Emissions
4.0 t/year
Street avg 8.8 t/year
Habitable Rooms
7 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.
£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
£267k
1 Church Close, Wangford
NR34 8RQ
3 bed1 bath
£307k
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
3 bed
£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
0.7 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 Rectory Cottages, Barsham, Beccles, NR34 8HB. Each answer is also embedded as structured data for search engines.