Model valuation£417,0008 Busby Close
Local market context
Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB
1 planning record
Property type
Detached
Habitable rooms
5
From EPC
Floor area
88 m²
947 sq ft
Energy rating
E
Score 44
Council tax
Band C
Tenure
Private Rental
About Old Hall Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Old Hall Farm Cottages is a detached house in Barsham, Beccles, Beccles (NR34 8HB). It has a recorded floor area of 88 m² (around 947 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (November 2018) shows an E (score 44), well below the UK norm with real room to improve. When first surveyed in July 2014 the rating was F, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Average, window efficiency went from Very Poor to Good and lighting went from Average to Very Good. The recommended improvements would push it to D (score 66). Main heating runs on dual fuel.
One planning record on file: an annexe approved in 2004. Past consents include an annexe, meaningful when judging how the property has evolved. At 88 m² it's 21.4% smaller than the typical home in the postcode (112 m² median across 3 EPCs).
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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.
Old Hall Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Nov 2018
EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Poor
Windows
Good
CO2 Emissions
6.7 t/year
Occupancy
Rented
Certificate validity
Valid until 28 November 2028
Property Improvements
Changes detected from historical EPC data
Nov 2018from Jul 2014
EPC improved fromF33toE44
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
33%100%
More low energy lighting installed
Get a survey for this property
Level 3 Building Survey
Mid 20th centuryDetached HouseEPC ENo mains gas
Because the property 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 Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB, sourced from the PlanIt planning register.
1 application on record at Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB
1decisions
- Mar 2004AnnexOutcome in report
Conversion of redundant agricultural building to residential annexe
- Reference
- BA/2002/5972/HISTAP
Unlock Old Hall Farm 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
- 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.
Old Hall 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£310,000
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.
EPC Rating
44 (E)
Street avg 49 (E)
Floor Area
88 m²
Street avg 152 m²
CO₂ Emissions
6.7 t/year
Street avg 7.9 t/year
Habitable Rooms
5 rooms
Street avg 5 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
0.7 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 Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB. Each answer is also embedded as structured data for search engines.