Model valuation£417,0008 Busby Close
Local market context
13 Boadicea Way, Colchester, CO2 9BQ
2 planning records
Estimated value
£254,000
- Since the 2011 sale (£144,000)+76%
- Against CO2 9BQ's recent median (£287,000)-11%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
52 m²
560 sq ft
Energy rating
D
Score 65
Council tax
Band B
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£254,000
- Against its 2011 sale (£144,000)+76%
- Against CO2 9BQ's recent median (£287,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Boadicea Way is modelled from its 52 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CO2 9BQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
52 m² from the EPC lodged in January 2019
Sales of this home
1 sale recorded, the latest in 2011
Recent sales in CO2 9BQ
5 sales, median £287,000 (2022–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sales timeline
28 September 2011Most recent
£144,000
Median price across the last 5 sales in CO2 9BQ: £287,000 (2022–2016).
Nearby sales in CO2 9BQ
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 13 Boadicea Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Boadicea Way is a two-bedroom mid-terrace house in Colchester (CO2 9BQ). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1950-1966 and council tax band B. The latest certificate (January 2019) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in May 2011 the rating was E, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Poor to Very Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 88), a 2-band jump.
Today's modelled estimate of £254,000 sits 76.4% above the 2011 sale of £144,000. At 52 m² it sits well below the postcode median (102 m² across 21 EPCs), making it one of the more compact homes locally. On the market in September 2011 and unlisted since — roughly 15 years. 2 planning records sit against the property, 1 approved, 1 refused.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
Outside
- Private gardenRear
Before you decide
Everything you need to know about 13 Boadicea Way
The true value, the hidden risks and the full sale history, in one report.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jan 2019
EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 January 2029
Property Improvements
Changes detected from historical EPC data
Jan 2019from May 2011
EPC improved fromE52toD65
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
20%75%
More low energy lighting installed
Planning history
Applications and permits filed against 13 Boadicea Way, Colchester, CO2 9BQ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
2 applications on record at 13 Boadicea Way, Colchester, CO2 9BQ
2decisions11documents1nearby
Flagged:Subdivision
- Jan 2012SubdivisionFullOutcome in report
Conversion of 4 bed property into 2No 2 bed houses
- Documents
- 4 docs on file
- Reference
- 112194
- More recent applications — locked
- ConversionApr 2012Decision
Unlock 13 Boadicea Way, Colchester, CO2 9BQ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Boadicea Way homes
Four headline reads against 21 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 13 Boadicea Way runs well behind the street norm.
Price per m²
£2,769
Street avg £2,477
Floor Area
52 m²
Street avg 104 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
2.6 t/year
Street avg 3.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Colchester district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
311/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Winston Avenue — bus stop.
Closest school
0.5 km
King's Ford Infant School and Nursery. 30 schools nearby.
Nearest schools
- King's Ford Infant School and NurseryPrimary507m
- Kings Ford AcademyPrimary507m
- Prettygate Junior SchoolPrimary571m
- Prettygate Infant SchoolPrimary571m
Nearest stops
- Winston AvenueBus stop286m
- Boadicea Way NorthBus stop288m
- Capel RoadBus stop304m
- Norman WayBus stop341m
Most reported crime locally
- Violence & Sexual Offences1,964 reports45%
- Anti-social Behaviour433 reports10%
- Vehicle Crime333 reports8%
- Public Order314 reports7%
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 CO2 9BQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
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 4
Get a survey for this property
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Mid 20th centuryMid-Terrace HouseEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 13 Boadicea Way is modelled from its 52 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in CO2 9BQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 13 Boadicea Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 13 Boadicea Way was lodged in January 2019 at band D and is valid until January 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 13 Boadicea Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 30 schools and 30 stops listed are measured in a straight line from CO2 9BQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Boadicea Way is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 13 Boadicea Way, Colchester, CO2 9BQ. Each answer is also embedded as structured data for search engines.
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