Model valuation£417,0008 Busby Close
Local market context
2 Black Boy Meadow, Beccles, NR34 9UQ
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
77 m²
829 sq ft
Energy rating
C
Score 71
Council tax
Band B
Tenure
Social Rental
About 2 Black Boy Meadow
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Black Boy Meadow is a semi-detached house in Beccles (NR34 9UQ). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (November 2025) shows a C (score 71). The rating has held steady at C across 2 certificates since November 2011. Between certificates, roof efficiency dropped from Good to Average and window efficiency dropped from Average to Poor.
Today's modelled estimate of £190,000 sits 1496.6% above the 2017 sale of £11,900. On a £-per-square-foot basis, the last sale (£14/sq ft) was about 89.5% below the postcode norm. Last changed hands 9 years ago, in November 2017.
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Nov 2025
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
2.6 t/year
Occupancy
Rented
Certificate validity
Valid until 12 November 2035
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Level 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC C
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Planning history
Applications and permits filed against 2 Black Boy Meadow, Beccles, NR34 9UQ, sourced from the PlanIt planning register.
2 Black Boy Meadow has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on 2 Black Boy Meadow was the lowest on Land Registry record across the postcode.
Current estimate
See how we calculated this£190,000
Modelled from EPC, postcode comparables.
Last sold (2017)
£11,900
Recorded with HM Land Registry.
Sales timeline
30 November 2017Most recent
£11,900
Median price across the last 5 sales in NR34 9UQ: £170,000 (2024–2018).
Nearby sales in NR34 9UQ
Versus other Black Boy Meadow homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Black Boy Meadow lags the street by a wide margin.
Price per m²
£155
Street avg £1,889
Floor Area
77 m²
Street avg 81 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.1 t/year
Property research, connected
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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
Stuart Drive — bus stop.
Closest school
0.1 km
Ravensmere Infant 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 9UQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
39.9dB
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 2 Black Boy Meadow, Beccles, NR34 9UQ. Each answer is also embedded as structured data for search engines.