2 Rectory Cottages, Barsham, Beccles, NR34 8HB
About 2 Rectory Cottages
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 £290,000 sits 480% 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).
Know exactly what you're buying at 2 Rectory Cottages
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
2 Rectory Cottages has an approved side extension on the planning record.
- Nov 2021ExtensionFullIn report
Extension: Side of property
Erection of side extension
- Agent
- Peter Codling Architects
- Documents
- 9 docs on file
- Reference
- BA/2021/0340/HOUSEH
What's in 2 Rectory Cottages, Barsham, Beccles, NR34 8HB's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
2 Rectory Cottages's modelled value sits at over four times its earliest registered sale price (2000).
£290,000
Modelled from EPC, postcode comparables.
£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
Everything we know about 2 Rectory Cottages, 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
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
Similar properties nearby
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NR34 8DR
1 Big Common, Great Common Road, Ilketshall St Andrew
NR34 8JB
1 Brick Kiln Cottages, Wash Lane, Uggeshall
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1 Callender Houses, Barsham
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1 Church Close, Wangford
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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