Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB
About Old Hall Farm Cottages
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).
Know exactly what you're buying at Old Hall Farm 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
Old Hall Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Cavity wall insulation installed
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
- Mar 2004AnnexIn report
Conversion of redundant agricultural building to residential annexe
- Reference
- BA/2002/5972/HISTAP
What's in Old Hall Farm Cottages, Barsham, Beccles, NR34 8HB's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
Old Hall Farm Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£333,000
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 Old Hall Farm 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
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
Similar properties nearby
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
1 Brick Kiln Cottages, Wash Lane, Uggeshall
NR34 8BW
1 City Villas, Barsham
NR34 8JT
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
1 Cromwell Road, Ringsfield
NR34 8LR
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