Model valuation£417,0008 Busby Close
Local market context
28 Cotman Road, Norwich, NR1 4AF
7 planning records
Estimated value
£655,000
- Since the 2011 sale (£455,000)+44%
- Against NR1 4AF's recent median (£480,000)+36%
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
Detached
Bedrooms
3
Floor area
205 m²
2206 sq ft
Energy rating
D
Score 57
Council tax
Band E
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
£655,000
- Against its 2011 sale (£455,000)+44%
- Against NR1 4AF's recent median (£480,000)+36%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Cotman Road is modelled from its 205 m² EPC floor area, its 2 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
205 m² from the EPC lodged in February 2011
Sales of this home
2 sales recorded, the latest in 2011
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 | 1 of 7 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.
28 Cotman Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 May 2011Most recent
£455,000
+1.1%over 4 years6 August 2006
£450,000
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 28 Cotman Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Cotman Road is a three-bedroom detached house in Norwich (NR1 4AF). It has a recorded floor area of 205 m² (around 2206 sq ft), construction records dating it to 1930-1949 and council tax band E. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (February 2011) shows a D (score 57), a step below the typical UK home. The latest certificate is from February 2011, so improvements made since then won't be reflected.
Untraded for 15 years, with the last transfer in May 2011. At 205 m² the property is well over the postcode median (116 m² across 18 EPCs), placing it in the larger end of the local stock. 7 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £655,000 is 44% above the 2011 sale price.
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
- StudyYes
Outside
- Private gardenYes
- ParkingOff street
Building
- Underfloor heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 28 Cotman Road
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.
28 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 06 Feb 2021
Current Certificate
Feb 2011EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Very Poor
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 6 February 2021
Planning history
Applications and permits filed against 28 Cotman Road, Norwich, NR1 4AF, sourced from the PlanIt planning register.
28 Cotman Road has an approved single-storey side and rear extension on the planning record.
7 applications on record at 28 Cotman Road, Norwich, NR1 4AF
7decisions1extensions4documents
- Mar 2013Tree WorksTreesOutcome in report
T1 Beech: Crown thin by 20% and reduction by up to 2.5m
- Reference
- 13/00361/TCA
- More recent applications — locked
- Tree WorksMay 2025Decision
- Tree WorksMay 2020Decision
+ 4 more applications in the report
Unlock 28 Cotman Road, Norwich, NR1 4AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cotman Road homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
28 Cotman Road is notably below the street on price per m².
Price per m²
£2,220
Street avg £3,412
Floor Area
205 m²
Street avg 146 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
6.5 t/year
Street avg 7.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the 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
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Early 20th centuryDetached 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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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 28 Cotman Road is modelled from its 205 m² EPC floor area, its 2 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. 2 sales are recorded for 28 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 28 Cotman Road was lodged in February 2011 at band D and expired in February 2021, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to 28 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
- 28 Cotman Road is in council tax band E. 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 28 Cotman Road, Norwich, NR1 4AF. Each answer is also embedded as structured data for search engines.
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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
- 28 Cotman Road, Norwich valuationHow the estimate is built and what moves it
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