Beccles house prices

Beccles house prices are built from 12,513 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 18 Jun 2026. The median price paid across the whole record is £155,000. Across the 10 years from 2016 to 2026 the median moved +34.9% in cash — but once inflation is taken out, the change in 2026 money is -3.4%.

HM Land Registry12,513 sales1,568 with floor areaLatest sale 18 Jun 2026

The chart tracks the median Beccles house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.

The highest yearly median on record for Beccles is £295,000 in 2022; the lowest is £49,000 in 1995. Across the full 32-year record the cash median has moved from £49,000 to £285,000.

In 2026 money that first median is worth £108,803, so the real change over the whole record is +161.9% — about +3.16% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.

Over the last decade alone the difference is stark: +34.9% in cash against -3.4% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.

Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.

These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Beccles values — no mix of property types can flatter the number.

The mix of property types explains a large part of any area's median. Beccles is dominated by the type at the top of this table, so its overall median leans that way.

Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 3,310 certificates cover Beccles, and their median floor area is 79 m².

The median across the whole register is 76 m², so homes here are larger than average — +3.9%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.

346 of the sales on record are leasehold and 12,167 freehold — 2.8% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.

The median leasehold sale is £98,000 and the median freehold sale £156,000 — a gap of +59.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.

New builds sold for less than the median existing home — -27.9%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.

A further 565 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.

Every certificate carries an energy efficiency band as well as a floor area. Across East Suffolk, 41.2% of 130,214 certificates sit in bands A to C, and 6.4% in F or G — the bands that cost the most to heat and are hardest to mortgage.

The Office for National Statistics puts the mean private rent in East Suffolk at £835 a month as of Jun 2026 — £598 for a one-bedroom home and £933 for three bedrooms.

Against the median sale of £155,000 here, that rent is a gross yield of 6.46% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.

Police forces publish every recorded street-level crime. Within a mile of the centre of NR34, 17 crimes were recorded in Jun 2026: 11 violent, 0 burglary, 0 vehicle-related and 2 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is 9.8 times quieter.

Against the 246,058 residents the 2021 census counted in East Suffolk, that is 0.07 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.

A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.

The 2021 census counted 246,058 residents in East Suffolk across 110,749 households. 69.3% of those households own their home and 30.7% rent — a split the sold record cannot show, because only owners appear in it.

13 state and independent schools have a NR34 postcode: 11 primary, 2 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.

The median across the whole archive is £157,500. Beccles sits below that national figure — -1.6%.

Where an EPC floor area could be matched to the sale, the median works out at £1,851 per square metre, across 1,568 of the 12,513 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.

The full range on record runs from £2,500 to £1,900,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.

Beccles sits in East Suffolk, in the East of England.

The Office for National Statistics puts the median home in East Suffolk at 7.8 times median local earnings of £37,025 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.

Streets in Beccles

• London Road291 sales
• The Street253 sales
• Denmark Road221 sales
• Mill Road200 sales
• Grove Road170 sales
• Field View Gardens162 sales
• Rowan Way162 sales
• Cedar Drive145 sales
• Fair Close139 sales
• Lowestoft Road139 sales
• High Street135 sales
• Station Road126 sales
• Mill Lane116 sales
• Rigbourne Hill116 sales
• Queen Elizabeth Drive115 sales
• Darby Road111 sales
• Ingate111 sales
• Pepys Avenue106 sales
• Southwold Road106 sales
• Copplestone Close105 sales
• Alexandra Road100 sales
• Northgate100 sales
• Pinewood Gardens99 sales
• Kemps Lane92 sales
• Ellough Road91 sales
• Richard Crampton Road89 sales
• Fredericks Road88 sales
• Gosford Road88 sales
• St Georges Road88 sales
• Sycamore Close87 sales
• Bluebell Way86 sales
• All Saints Green83 sales
• Petit Couronne Way82 sales
• Holly Close80 sales
• Park Drive80 sales
• Willow Close80 sales
• Beccles Road79 sales
• Elliott Garrood Gardens79 sales
• St Matthews Avenue73 sales
• Sheridan Walk71 sales
• Banham Road69 sales
• Puddingmoor68 sales
• All Saints Drive66 sales
• Church Road65 sales
• Rectory Lane65 sales
• Ballygate64 sales
• Pleasant Place64 sales
• Church Street63 sales
• Coney Hill63 sales
• Homefield Paddock63 sales
• Norfolk Road63 sales
• Blyburgate61 sales
• Chatten Close61 sales
• Guildhall Road61 sales
• Meadowvale Close61 sales
• Nicholson Drive61 sales
• High Leas60 sales
• Highland Drive59 sales
• South Road59 sales
• Chapel Road58 sales

Postcode districts covering Beccles

• NR34£155,000 median

What is the average house price in Beccles?

The median price paid in Beccles across every sale on the register is £155,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.

How many homes have sold in Beccles?

12,513 sales are on record for Beccles, the most recent completing on 18 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.

Have Beccles house prices actually risen?

In cash, the median rose +34.9% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -3.4%. Both numbers are true; only the second one tells you whether buying here preserved value.

When were Beccles house prices at their highest?

The highest yearly median on record is £295,000, set in 2022. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.

What is the price per square metre in Beccles?

£1,851 per square metre, from the 1,568 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.

How current is this data?

The latest sale shown here completed on 18 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.

Cite this page: Sold Price History, “Beccles house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.