Model valuation£417,0008 Busby Close
Local market context
23a, Norwich Road, Ipswich, IP1 2ET
Estimated value
£158,000
- Since the 2004 sale (£90,000)+76%
- Against IP1 2ET's recent median (£120,000)+32%
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
Floor 01
Bedrooms
3
Floor area
72 m²
775 sq ft
Energy rating
C
Score 73
Tenure
Private Rental
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
£158,000
- Against its 2004 sale (£90,000)+76%
- Against IP1 2ET's recent median (£120,000)+32%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23a is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 2ET. 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
72 m² from the EPC lodged in September 2022
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in IP1 2ET
5 sales, median £120,000 (2022–2020)
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 | None on this home | 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.
23a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 July 2004Most recent
£90,000
Median price across the last 5 sales in IP1 2ET: £120,000 (2022–2020).
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 23a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23a is a three-bedroom mid-terrace house in Ipswich (IP1 2ET). It has a recorded floor area of 72 m² (around 775 sq ft) and construction records dating it to 1900-1929. The latest certificate (September 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since August 2009. Between certificates, lighting went from Average to Very Good.
Held since July 2004 — that's 22 years off the open market, well above the local norm. Today's modelled estimate of £158,000 sits 75.6% above the 2004 sale of £90,000. Its energy rating outperforms most of the postcode (better than 87% of similar EPCs).
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
- Bedrooms3
- Utility roomYes
- StudyYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 23a
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.
Current Certificate(1 of 2)
Sept 2022
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 11 September 2032
Property Improvements
Changes detected from historical EPC data
Sept 2022from Aug 2009
Low Energy Lighting
25%75%
More low energy lighting installed
Planning history
Applications and permits filed against 23a, Norwich Road, Ipswich, IP1 2ET, sourced from the PlanIt planning register.
23a has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Norwich Road homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
23a outperforms the street on habitable rooms by a wide margin.
Price per m²
£1,250
Street avg £1,659
Floor Area
72 m²
Street avg 61 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.8 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Ipswich district page.
Crime
332/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
South Street — bus stop.
Closest school
0.3 km
St Matthew's Church of England Primary School, Ipswich. 30 schools nearby.
Nearest schools
- St Matthew's Church of England Primary School, IpswichPrimary277m
- Handford Hall Primary SchoolPrimary584m
- Ranelagh Primary SchoolPrimary1.0km
- St Margaret's Church of England Voluntary Aided Primary School, IpswichPrimary1.0km
Nearest stops
- South StreetBus stop51m
- Granville StreetBus stop68m
- Barrack CornerBus stop159m
- Cumberland TowersBus stop240m
Most reported crime locally
- Violence & Sexual Offences2,052 reports36%
- Shoplifting1,351 reports24%
- Criminal Damage & Arson384 reports7%
- Public Order348 reports6%
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 IP1 2ET from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
44.1dB
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
Level 3 Building Survey
Victorian-era1st Floor MaisonetteEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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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Start your researchHow to read this page
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 23a is modelled from its 72 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP1 2ET. 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 23a. 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 23a was lodged in September 2022 at band C and is valid until September 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23a. 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 17 months, which places each incident at an approximate point. The 30 schools and 30 stops listed are measured in a straight line from IP1 2ET, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 23a, Norwich Road, Ipswich, IP1 2ET. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP1 2ETSold prices, values and energy ratings for the postcode
- IP 1 property marketPrices, postcodes, schools and transport across the district
- 23a, Norwich Road, Ipswich valuationHow the estimate is built and what moves it
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