12a, Northgate, Beccles, NR34 9AS

12a is a semi-detached house in Beccles (NR34 9AS). It has a recorded floor area of 129 m² (around 1389 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (August 2014) shows an F (score 32), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since March 2010. Between certificates, roof efficiency went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Poor. The recommended improvements would lift it to B (score 82), a 4-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.

Untraded for 28 years, with the last transfer in August 1998. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 129 m² it's 26.5% larger than the typical home in the postcode (102 m² median across 38 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £234,000 sits 457.1% above the 1998 sale of £42,000. On a £-per-square-foot basis, the last sale (£30/sq ft) was about 84.6% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a loft conversion, meaningful when judging how the property has evolved.