Model valuation£417,0008 Busby Close
Local market context
Westgate House, Homefield Paddock, Beccles, NR34 9NE
EPC B2 planning records
Property type
Detached
Floor area
166 m²
1787 sq ft
Energy rating
B
Score 83
Tenure
Owner Occupied
About Westgate House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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 £476,000 sits 460% above the 2002 sale of £85,000. On a £-per-square-foot basis, the last sale (£48/sq ft) was about 76.9% 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.
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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.
Westgate House ranks among the most efficient homes in the postcode for energy use.
Current Certificate
Jan 2017EPC Rating
A
B
B83
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 January 2027
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Detached HouseEPC B
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Planning history
Applications and permits filed against Westgate House, Homefield Paddock, Beccles, NR34 9NE, sourced from the PlanIt planning register.
Planning history at Westgate House is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at Westgate House, Homefield Paddock, Beccles, NR34 9NE
2decisions6documents1nearby
- Jun 2019Tree WorksTreesOutcome in 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
- Documents
- 4 docs on file
- Reference
- DC/19/1910/TPO
- More recent applications — locked
- Tree WorksOct 2020Decision
Unlock Westgate House, Homefield Paddock, Beccles, NR34 9NE's full planning history
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- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Westgate House's modelled value sits at over four times its earliest registered sale price (2002).
Current estimate
See how we calculated this£476,000
Modelled from EPC, postcode comparables.
Last sold (2002)
£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: £480,000 (2026–2025).
Nearby sales in NR34 9NE
11 Homefield Paddock, Beccles, NR34 9NE
Sold May 2026
£480,00016 Homefield Paddock, Beccles, NR34 9NE
Sold Mar 2026
£430,0004 Homefield Paddock, Beccles, NR34 9NE
Sold Feb 2026
£550,0003 Cottage End, Homefield Paddock, Beccles, NR34 9NE
Sold Nov 2025
£392,5005 Homefield Paddock, Beccles, NR34 9NE
Sold Mar 2025
£550,000
Versus other Homefield Paddock homes
Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Westgate House runs well behind the street norm.
Price per m²
£512
Street avg £3,168
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 11 years
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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.
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.
Rail-style transport is unusually close for this postcode.
Crime
87/mo
Falling 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
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 9NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
39.7dB
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 Westgate House, Homefield Paddock, Beccles, NR34 9NE. Each answer is also embedded as structured data for search engines.