Model valuation£417,0008 Busby Close
Local market context
2 Cotman Road, Norwich, NR1 4AF
Listed buildingNotable views4 sales on record
Estimated value
£1,034,000
- Since the 2022 sale (£1,030,000)0%
- Against NR1 4AF's recent median (£480,000)+115%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
240 m²
2582 sq ft
Energy rating
E
Score 52
Council tax
Band F
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
£1,034,000
- Against its 2022 sale (£1,030,000)0%
- Against NR1 4AF's recent median (£480,000)+115%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Cotman Road is modelled from its 240 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in NR1 4AF. 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
240 m² from the EPC lodged in September 2011
Sales of this home
4 sales recorded, the latest in 2022
Recent sales in NR1 4AF
5 sales, median £480,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
Latest sale on 2 Cotman Road was the highest on Land Registry record across the postcode.
Sales timeline
25 August 2022Most recent
£1,030,000
+39.2%over 5 years1 November 2016
£740,000
+74.1%over 11 years17 December 2004
£425,000
+179.6%over 8 years18 July 1996
£152,000
Median price across the last 5 sales in NR1 4AF: £480,000 (2025–2022).
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
One time fee only - money back guarantee
About 2 Cotman Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Cotman Road is a four-bedroom semi-detached house in Norwich (NR1 4AF). It has a recorded floor area of 240 m² (around 2582 sq ft), construction records dating it to before 1900 and council tax band F. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include notable views. Period features are noted in the property record. The latest certificate (September 2011) shows an E (score 52), well below the UK norm with real room to improve. When first surveyed in November 2010 the rating was F, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good and lighting went from Very Poor to Poor. The latest certificate is from September 2011, so improvements made since then won't be reflected.
At 240 m² the property is well over the postcode median (116 m² across 18 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). Across 1996–2022, sale prices on this property compounded at 7.6% per year. On a £-per-square-foot basis, the last sale (£399/sq ft) was about 73.3% above the typical sold price in the postcode. Most recent transfer: August 2022 at £1,030,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- GarageDouble
- Notable viewsYes
Building
- Listed buildingYes
- Period featuresYes
Before you decide
Everything you need to know about 2 Cotman Road
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
2 Cotman Road'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 20 Sept 2021
Current Certificate(1 of 2)
Sept 2011
EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
12.0 t/year
Occupancy
Rented
Certificate validity
Expired on 20 September 2021
Property Improvements
Changes detected from historical EPC data
Sept 2011from Nov 2010
EPC improved fromF27toE52
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Windows
Partial DoubleMostly Double
Windows upgraded, improving insulation
Low Energy Lighting
0%23%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Cotman Road, Norwich, NR1 4AF, sourced from the PlanIt planning register.
2 Cotman Road has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Cotman Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Cotman Road outperforms the street on floor area by a wide margin.
Price per m²
£4,293
Street avg £3,240
Floor Area
240 m²
Street avg 143 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
12.0 t/year
Street avg 7.3 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Norwich district page.
Rail-style transport is unusually close for this postcode.
Crime
329/mo
Falling year-on-year across the wider district.
Nearest stop
0.7 km
Norwich Rail Station — railway station.
Closest school
0.2 km
Lionwood Infant and Nursery School. 30 schools nearby.
Nearest schools
- Lionwood Infant and Nursery SchoolPrimary223m
- Lionwood Junior SchoolPrimary750m
- Charles Darwin Primary SchoolPrimary910m
- Notre Dame High School, NorwichSecondary1.4km
Nearest stops
- Norwich Rail StationRailway station679m
Most reported crime locally
- Violence & Sexual Offences2,008 reports36%
- Shoplifting899 reports16%
- Anti-social Behaviour779 reports14%
- Criminal Damage & Arson399 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 NR1 4AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.4dB
Night-time· 23:00 – 07:00
41.4dB
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-eraSemi-Detached HouseEPC EPre-1919 buildListed buildingSolid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,645 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 2 Cotman Road is modelled from its 240 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in NR1 4AF. 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. 4 sales are recorded for 2 Cotman Road. 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 2 Cotman Road was lodged in September 2011 at band E and expired in September 2021, so a new one is needed to sell or let. 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 2 Cotman Road. 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 1 stop listed are measured in a straight line from NR1 4AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Cotman Road is in council tax band F. 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 2 Cotman Road, Norwich, NR1 4AF. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in NR1 4AFSold prices, values and energy ratings for the postcode
- NR 1 property marketPrices, postcodes, schools and transport across the district
- 2 Cotman Road, Norwich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales