Flat 2, 23 Northgate, Beccles, NR34 9AS

Flat 2 is an end-of-terrace house in Beccles (NR34 9AS). It has a recorded floor area of 304 m² (around 3274 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (October 2010) shows an E (score 42), well below the UK norm with real room to improve. The latest certificate is from October 2010, so improvements made since then won't be reflected.

It hasn't traded since January 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 304 m² the property is well over the postcode median (102 m² across 38 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 74% of similar EPCs). Across 1996–2008, sale prices on this property compounded at 11.5% per year. Today's modelled estimate of £595,000 sits 108.8% above the 2008 sale of £285,000. On a £-per-square-foot basis, the last sale (£87/sq ft) was about 56.5% below the postcode norm.