Model valuation£417,0008 Busby Close
Local market context
Woodland Lodge, Bungay Road, Beccles, NR34 8HE
3 sales on record
Property type
Detached
Habitable rooms
5
From EPC
Floor area
120 m²
1292 sq ft
Energy rating
E
Score 44
Council tax
Band D
Tenure
Owner Occupied
About Woodland Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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 £542,000 sits 3396.8% 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.
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Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
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This certificate is over 10 years old and is no longer valid.Expired 23 Mar 2026
Current Certificate
Mar 2016EPC Rating
A
B
C
D
E
E44
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 March 2026
Get a survey for this property
Level 3 Building Survey
Late 20th centuryDetached BungalowEPC EExtended multiple times (2+ extensions)No mains gas
Because the property has been extended more than once and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Planning history
Applications and permits filed against Woodland Lodge, Bungay Road, Beccles, NR34 8HE, sourced from the PlanIt planning register.
Woodland Lodge has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on Woodland Lodge was the lowest on Land Registry record across the postcode.
Current estimate
See how we calculated this£542,000
Modelled from EPC, postcode comparables and a sale-price growth of -10.0% per year over 17 years.
Last sold (2017)
£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
Versus other Bungay Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
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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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£487k
1 Barnaby Green, Wangford
NR34 8AY
3 bed2 bath
£430k
1 City Farm, Barsham
NR34 8JT
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£398k
1 City Villas, Barsham
NR34 8JT
4 bed
£387k
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
£380k
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
£373k
1 Church Street, Wangford
NR34 8RW
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
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
0.4 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
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 8HE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.7dB
Night-time· 23:00 – 07:00
38.6dB
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 Woodland Lodge, Bungay Road, Beccles, NR34 8HE. Each answer is also embedded as structured data for search engines.