Westgate House, Homefield Paddock, Beccles, NR34 9NE
About Westgate House
Westgate House is a detached house in Beccles (NR34 9NE). It has a recorded floor area of 166 m² (around 1787 sq ft). The latest certificate (January 2017) returns a B (score 83), comfortably above the UK average.
It hasn't traded since July 2002, a hold of 24 years that's notably long for the area. At 166 m² the property is well over the postcode median (113 m² across 28 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £480,000 sits 464.7% above the 2002 sale of £85,000. On a £-per-square-foot basis, the last sale (£48/sq ft) was about 76.4% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved.
Know exactly what you're buying at Westgate House
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
Westgate House ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Planning history
Planning history at Westgate House is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Oct 2020Tree WorksTreesIn report
TPO No. 22 1 x Yew - Reduce by up to 1.5m Reason: general maintenance pruning
- Documents
- 2 docs on file
- Reference
- DC/20/3270/TPO
- Jun 2019Tree WorksTreesIn report
TPO 22 A1 front garden row of Yew trees - Reduce by 1m and trim sides Reason: To make maintenance easier and allow more light into garden
- Agent
- THTS
- Documents
- 4 docs on file
- Reference
- DC/19/1910/TPO
What's in Westgate House, Homefield Paddock, Beccles, NR34 9NE's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
Westgate House's modelled value sits at over four times its earliest registered sale price (2002).
£480,000
Modelled from EPC, postcode comparables.
£85,000
Recorded with HM Land Registry.
Sales timeline
23 July 2002Most recent
£85,000
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 Westgate House, 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
On price per m², Westgate House runs well behind the street norm.
Price per m²
£512
Street avg £2,944
Floor Area
166 m²
Street avg 126 m²
CO₂ Emissions
2.5 t/year
Street avg 5.0 t/year
Years Held
24 years
Street avg 13 years
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