High Leas, Beccles house prices are built from 60 sales lodged with HM Land Registry, the oldest in 2004 and the most recent on 9 Feb 2026. The median price paid across the whole record is £136,000.
Median price paid
£136,000
Median per m²
£2,361
HM Land Registry60 sales17 with floor areaLatest sale 9 Feb 2026
Section 01
How High Leas, Beccles prices moved
There are too few years of sales in High Leas, Beccles to plot a trend line. The figures below are drawn from the whole record rather than a yearly series.
Section 02
The most recent sales
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.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 26 | 9 Feb 2026 | Detached | £220,000 | £220,000 |
| 2 | 20 Jun 2025 | Detached | £220,000 | £224,783 |
| 42 | 30 Aug 2024 | Detached | £198,289 | £208,647 |
| 32 | 9 Jun 2023 | Detached | £255,000 | £275,517 |
| 6 | 27 Jan 2023 | Semi-detached | £265,000 | £286,322 |
| 36 | 26 Oct 2022 | Detached | £281,000 | £325,563 |
| 23 | 30 Sep 2022 | Terraced | £237,500 | £275,164 |
| 20 | 26 Aug 2021 | Detached | £260,000 | £328,495 |
| 42 | 30 Apr 2021 | Detached | £240,000 | £303,226 |
| 1 | 26 Apr 2021 | Semi-detached | £180,000 | £227,419 |
| 54 | 7 Sep 2018 | Terraced | £155,000 | £206,569 |
| 17 | 17 Aug 2018 | Terraced | £135,000 | £179,915 |
| 6 | 3 Nov 2017 | Semi-detached | £185,000 | £251,786 |
| 23 | 15 May 2017 | Terraced | £160,000 | £217,761 |
| 32 | 26 May 2016 | Detached | £183,000 | £255,475 |
| 34 | 31 Mar 2016 | Detached | £210,000 | £293,168 |
| 42 | 2 Dec 2015 | Detached | £183,000 | £258,030 |
| 54 | 10 Jul 2015 | Terraced | £148,500 | £209,385 |
| 16 | 17 Jun 2014 | Detached | £149,500 | £214,440 |
| 6 | 17 Jun 2014 | Semi-detached | £149,500 | £214,440 |
| 7 | 6 Jun 2014 | Detached | £171,000 | £245,280 |
| 34 | 7 Feb 2014 | Detached | £152,500 | £218,744 |
| 23 | 11 Oct 2013 | Terraced | £105,000 | £153,102 |
| 54 | 14 Sep 2012 | Terraced | £114,000 | £170,275 |
| 18 | 14 Oct 2011 | Detached | £127,000 | £194,641 |
Section 03
Homes that sold twice
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 High Leas, Beccles values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 26 High Leas | £150,000 (2006) | £220,000 (2026) | +1.9% | -1.0% |
| 42 High Leas | £117,000 (2003) | £198,289 (2024) | +2.5% | -0.3% |
| 32 High Leas | £156,000 (2006) | £255,000 (2023) | +2.9% | 0.0% |
| 6 High Leas | £63,000 (2001) | £265,000 (2023) | +6.7% | +3.9% |
| 23 High Leas | £34,500 (1998) | £237,500 (2022) | +8.4% | +5.8% |
| 20 High Leas | £74,995 (2000) | £260,000 (2021) | +6.1% | +3.8% |
| 1 High Leas | £83,500 (2002) | £180,000 (2021) | +4.1% | +1.8% |
| 54 High Leas | £34,000 (1998) | £155,000 (2018) | +7.9% | +5.5% |
| 17 High Leas | £18,600 (1995) | £135,000 (2018) | +9.0% | +6.6% |
| 34 High Leas | £156,500 (2007) | £210,000 (2016) | +3.3% | +0.8% |
| 16 High Leas | £136,000 (2008) | £149,500 (2014) | +1.6% | -1.0% |
| 7 High Leas | £107,000 (2003) | £171,000 (2014) | +4.4% | +1.8% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. High Leas, Beccles is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 26 | 43.3% | £156,000 | £36,500 – £281,000 |
| Terraced | 19 | 31.7% | £110,000 | £18,600 – £237,500 |
| Semi-detached | 15 | 25.0% | £132,000 | £41,950 – £265,000 |
Section 06
Ownership and new build in High Leas, Beccles
0 of the sales on record are leasehold and 60 freehold — 0.0% 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.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 0 | 0.0% | — |
| Freehold | 60 | 100.0% | £136,000 |
Section 07
Living in High Leas, Beccles
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.
| Energy band | Certificates | Share |
|---|---|---|
| A | 630 | 0.5% |
| B | 12,701 | 9.8% |
| C | 40,380 | 31.0% |
| D | 47,955 | 36.8% |
| E | 20,236 | 15.5% |
| F | 6,405 | 4.9% |
| G | 1,907 | 1.5% |
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 £136,000 here, that rent is a gross yield of 7.37% 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.
Section 08
The neighbourhood around High Leas, Beccles
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.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Sir John Leman High School | Secondary | Academy converter | 1,404 |
| The Albert Pye Community Primary School | Primary | Academy converter | 350 |
| Worlingham Church of England Voluntary Controlled Primary School | Primary | Voluntary controlled school | 324 |
| Beccles High School | Secondary | Free schools | 182 |
| Beccles Primary Academy | Primary | Academy sponsor led | 148 |
| Ringsfield Church of England Primary School | Primary | Academy converter | 118 |
| Ilketshall St Lawrence School | Primary | Academy converter | 99 |
| Barnby and North Cove Community Primary School | Primary | Academy sponsor led | 91 |
| Brampton Church of England Primary School | Primary | Academy sponsor led | 82 |
| St Benet's Catholic Primary School | Primary | Academy sponsor led | 69 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Beccles Rail Station | Rail | 2.4 km |
| Brampton (Suffolk) Rail Station | Rail | 5.5 km |
| Somerleyton Rail Station | Rail | 9.2 km |
| Oulton Broad North Rail Station | Rail | 9.9 km |
Section 09
How High Leas, Beccles compares
The median across the whole archive is £157,500. High Leas, Beccles sits below that national figure — -13.7%.
Within Beccles the street ranks 244 of 353 by median price, and its median is below the town figure of £155,000 (-12.3%).
Where an EPC floor area could be matched to the sale, the median works out at £2,361 per square metre, across 17 of the 60 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 £18,600 to £281,000. 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.
High Leas, 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.
Section 10
Nearby on the record
Streets nearby
- London Road£180,000 median
- The Street£188,000 median
- Denmark Road£110,000 median
- Mill Road£144,250 median
- Grove Road£142,500 median
- Field View Gardens£104,998 median
- Rowan Way£109,000 median
- Cedar Drive£129,950 median
- Fair Close£119,000 median
- Lowestoft Road£200,000 median
- High Street£160,000 median
- Station Road£200,000 median
- Mill Lane£223,750 median
- Rigbourne Hill£118,725 median
- Queen Elizabeth Drive£122,000 median
- Darby Road£160,000 median
Addresses with more than one recorded sale
- 23 High Leas8 sales
- 6 High Leas5 sales
- 54 High Leas5 sales
- 42 High Leas4 sales
- 32 High Leas3 sales
- 1 High Leas3 sales
- 17 High Leas3 sales
- 34 High Leas3 sales
- 7 High Leas3 sales
- 12 High Leas3 sales
- 26 High Leas2 sales
- 20 High Leas2 sales
- 16 High Leas2 sales
- 28 High Leas2 sales
- 14 High Leas2 sales
Back to Beccles house prices.
Quick answers
Common questions about this data
What is the average house price in High Leas, Beccles?
The median price paid in High Leas, Beccles across every sale on the register is £136,000. 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 High Leas, Beccles?
60 sales are on record for High Leas, Beccles, the most recent completing on 9 Feb 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
When were High Leas, Beccles house prices at their highest?
The highest yearly median on record is £119,995, set in 2004. 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 High Leas, Beccles?
£2,361 per square metre, from the 17 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 9 Feb 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, “High Leas, 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.