Woodland Farm, Cromwell Road, Ringsfield, Beccles, NR34 8LR
About Woodland Farm
Woodland Farm is a detached house in Ringsfield, Beccles, Beccles (NR34 8LR). It has a recorded floor area of 113 m² (around 1216 sq ft) and construction records dating it to before 1900. The latest certificate (March 2015) shows a G (score 11), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 101), a 6-band jump. Main heating runs on electricity. The latest certificate is from March 2015, so improvements made since then won't be reflected.
At 113 m² the property is well over the postcode median (70 m² across 14 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at Woodland Farm
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 Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 25 Mar 2025
EPC Rating
Planning history
Woodland Farm has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Woodland Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£379,000
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 5 sales in NR34 8LR: £260,000 (2021–2015).
Nearby sales in NR34 8LR
Corner House, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Sold Sept 2021
£275,000Pips Cottage, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Sold Jan 2020
£152,500Garden House, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Sold Sept 2017
£273,000Meadowside, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Sold May 2016
£260,000The Willows, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Sold Jun 2015
£375,000
Everything we know about Woodland Farm, 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 Cromwell Road homes
On epc rating, Woodland Farm runs well behind the street norm.
EPC Rating
11 (G)
Street avg 58 (D)
Floor Area
113 m²
Street avg 94 m²
CO₂ Emissions
19.0 t/year
Street avg 5.7 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
Similar properties nearby
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
1 Cromwell Road, Ringsfield
NR34 8LR
1 City Villas, Barsham
NR34 8JT
1 Church Street, Wangford
NR34 8RW
1 City Farm, Barsham
NR34 8JT
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
1 Brook Cottages, Ringsfield Common, Ringsfield
NR34 8LN
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
0.3 km
Cromwell Road — bus stop.
Closest school
0.6 km
Ringsfield Church of England Primary School. 6 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
44.1dB
Night-time· 23:00 – 07:00
36.1dB