Woodland Lodge, Bungay Road, Beccles, NR34 8HE
About Woodland Lodge
Woodland Lodge is a detached house in Beccles (NR34 8HE). It has a recorded floor area of 120 m² (around 1292 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (March 2016) shows an E (score 44), well below the UK norm with real room to improve. The recommended improvements would lift it to A (score 95), a 4-band jump. Main heating runs on oil. The latest certificate is from March 2016, so improvements made since then won't be reflected.
At 120 m² the property is well over the postcode median (80 m² across 12 EPCs), placing it in the larger end of the local stock. Across 1999–2017, sale prices on this property compounded at -10% per year. Today's modelled estimate of £527,000 sits 3300% above the 2017 sale of £15,500. On a £-per-square-foot basis, the last sale (£12/sq ft) was about 90.7% below the postcode norm. Last sold in March 2017, so it's been off the market for around 9 years.
Know exactly what you're buying at Woodland Lodge
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
Woodland Lodge's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Mar 2026
EPC Rating
Planning history
Woodland Lodge has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Latest sale on Woodland Lodge was the lowest on Land Registry record across the postcode.
£527,000
Modelled from EPC, postcode comparables and a sale-price growth of -10.0% per year over 17 years.
£15,500
Growth on file: -10.0% per year over 17 years.
Sales timeline
9 March 2017Most recent
£15,500
-96.6%over 8 months14 July 2016
£462,499
+381.8%over 16 years3 December 1999
£96,000
Median price across the last 5 sales in NR34 8HE: £320,000 (2024–2013).
Nearby sales in NR34 8HE
Ashmans Hall, Bungay Road, Beccles, NR34 8HE
Sold Feb 2024
£1,000,000Pilgrims House, Bungay Road, Beccles, NR34 8HE
Sold Jun 2021
£850,000Garden Cottage, Bungay Road, Beccles, NR34 8HE
Sold Jun 2018
£315,000Carriage House, Bungay Road, Beccles, NR34 8HE
Sold Oct 2014
£320,000Gardeners Cottage, Bungay Road, Beccles, NR34 8HE
Sold Feb 2013
£140,000
Everything we know about Woodland Lodge, 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 other Bungay Road homes
Price per m² for Woodland Lodge lags the street by a wide margin.
Price per m²
£129
Street avg £1,595
Floor Area
120 m²
Street avg 233 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
8.2 t/year
Street avg 15.2 t/year
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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
0.4 km
White House Gardens — bus stop.
Closest school
0.4 km
St Benet's Catholic Primary School. 9 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
45.7dB
Night-time· 23:00 – 07:00
38.6dB