Barford Farm, Barford Road, Topcroft, Bungay, NR35 2BB
About Barford Farm
Barford Farm is a detached house in Topcroft, Bungay, Bungay (NR35 2BB). It has a recorded floor area of 328 m² (around 3531 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (January 2015) shows an E (score 46), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. Main heating runs on oil. The latest certificate is from January 2015, so improvements made since then won't be reflected.
It hasn't traded since July 2007, a hold of 19 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 328 m² the property is well over the postcode median (98 m² across 3 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £787,000 sits 74.9% above the 2007 sale of £450,000. 3 planning records sit against the property, 3 approved, 0 refused.
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Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Barford Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Jan 2025
EPC Rating
Planning history
- Jul 2021New BuildFullIn report
New general purpose and livestock agricultural building.
- Documents
- 23 docs on file
- Reference
- 2021/1101
- Apr 2020FullIn report
General purpose and livestock agricultural building.
- Documents
- 13 docs on file
- Reference
- 2020/0336
What's in Barford Farm, Barford Road, Topcroft, Bungay, NR35 2BB's planning history?
1 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£787,000
Modelled from EPC, postcode comparables.
£450,000
Recorded with HM Land Registry.
Sales timeline
1 July 2007Most recent
£450,000
Median price across the last 3 sales in NR35 2BB: £127,000 (2015–2003).
Everything we know about Barford Farm, 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 Barford Road homes
On floor area, Barford Farm stands well clear of the street.
EPC Rating
46 (E)
Street avg 55 (D)
Floor Area
328 m²
Street avg 115 m²
CO₂ Emissions
18.0 t/year
Street avg 5.6 t/year
Habitable Rooms
9 rooms
Street avg 5 rooms
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
1/mo
Steady year-on-year across the wider district.
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
43.5dB
Night-time· 23:00 – 07:00
35.9dB