16a, Homefield Paddock, Beccles, NR34 9NE
About 16a
16a is a detached house in Beccles (NR34 9NE). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (April 2025) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump.
Held since August 1996 — that's 30 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £428,000 sits 375.6% above the 1996 sale of £90,000. On a £-per-square-foot basis, the last sale (£81/sq ft) was about 59.7% below the postcode norm.
Know exactly what you're buying at 16a
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
16a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
16a's modelled value sits at over four times its earliest registered sale price (1996).
£428,000
Modelled from EPC, postcode comparables.
£90,000
Recorded with HM Land Registry.
Sales timeline
29 August 1996Most recent
£90,000
Median price across the last 5 sales in NR34 9NE: £415,650 (2025–2019).
Nearby sales in NR34 9NE
5 Homefield Paddock, Beccles, NR34 9NE
Sold Mar 2025
£550,0001 Homefield Paddock, Beccles, NR34 9NE
Sold Aug 2024
£375,0002 Homefield Paddock, Beccles, NR34 9NE
Sold Nov 2021
£580,00020 Homefield Paddock, Beccles, NR34 9NE
Sold Sept 2021
£415,650Paddock House, Homefield Paddock, Beccles, NR34 9NE
Sold Nov 2018
£800,000
Everything we know about 16a, 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 Homefield Paddock homes
16a outperforms the street on years held by a wide margin.
Price per m²
£874
Street avg £2,931
Floor Area
103 m²
Street avg 128 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
4.3 t/year
Street avg 4.9 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Health Centre — bus stop.
Closest school
0.2 km
St Benet's Catholic Primary School. 8 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
49.3dB
Night-time· 23:00 – 07:00
39.7dB