Model valuation£417,0008 Busby Close
Local market context
Woodland Farm, Cromwell Road, Ringsfield, Beccles, NR34 8LR
Property type
Detached
Habitable rooms
5
From EPC
Floor area
113 m²
1216 sq ft
Energy rating
G
Score 11
Tenure
Owner Occupied
About Woodland Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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.
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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 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This certificate is over 10 years old and is no longer valid.Expired 25 Mar 2025
Current Certificate
Mar 2015EPC Rating
A
B
C
D
E
F
G
G11
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Poor
CO2 Emissions
19.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 25 March 2025
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC GPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Planning history
Applications and permits filed against Woodland Farm, Cromwell Road, Ringsfield, Beccles, NR34 8LR, sourced from the PlanIt planning register.
Woodland Farm 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.
Woodland Farm 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£389,000
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
Versus other Cromwell Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
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
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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.
£387k
1 Dyke Dene, London Road, Shadingfield
NR34 8DH
£398k
1 City Villas, Barsham
NR34 8JT
4 bed
£380k
1 High Common Cottages, Clarkes Lane, Barsham
NR34 8HW
£373k
1 Church Street, Wangford
NR34 8RW
£414k
1 Cromwell Road, Ringsfield
NR34 8LR
3 bed
£430k
1 City Farm, Barsham
NR34 8JT
£327k
1 Church Cottage, Ilketshall St Lawrence
NR34 8NL
3 bed1 bath
£323k
1 Brick Kiln Cottages, Wash Lane, Uggeshall
NR34 8BW
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
0.3 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
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 8LR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.1dB
Night-time· 23:00 – 07:00
36.1dB
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 Farm, Cromwell Road, Ringsfield, Beccles, NR34 8LR. Each answer is also embedded as structured data for search engines.