Model valuation£417,0008 Busby Close
Local market context
32 Cotman Road, Norwich, NR1 4AF
9 planning records
Estimated value
£494,000
- Since the 2017 sale (£430,000)+15%
- Against NR1 4AF's recent median (£480,000)+3%
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
122 m²
1315 sq ft
Energy rating
E
Score 53
Council tax
Band E
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
£494,000
- Against its 2017 sale (£430,000)+15%
- Against NR1 4AF's recent median (£480,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 32 Cotman Road is modelled from its 122 m² EPC floor area, its 1 recorded sale 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
122 m² from the EPC lodged in April 2009
Sales of this home
1 sale recorded, the latest in 2017
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 9 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.
32 Cotman Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
4 July 2017Most recent
£430,000
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 32 Cotman Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
32 Cotman Road is a three-bedroom detached house in Norwich (NR1 4AF). It has a recorded floor area of 122 m² (around 1315 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (April 2009) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 65). The latest certificate is from April 2009, so improvements made since then won't be reflected.
9 planning records sit against the property, 5 approved, 0 refused. Past consents include an extension, new windows and a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 78% of similar EPCs). Today's modelled estimate of £494,000 is 14.9% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£327/sq ft) was about 44.2% above the typical sold price in the postcode. On the market in July 2017 and unlisted since — roughly 9 years.
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
Outside
- Private gardenYes
- DrivewayYes
Building
- Central heatingYes
Before you decide
Everything you need to know about 32 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.
32 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 13 Apr 2019
Current Certificate
Apr 2009EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.8 t/year
Occupancy
Rented
Certificate validity
Expired on 13 April 2019
Planning history
Applications and permits filed against 32 Cotman Road, Norwich, NR1 4AF, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
9 applications on record at 32 Cotman Road, Norwich, NR1 4AF
9decisions2extensions45documents
- Aug 2014Tree WorksTreesOutcome in report
Topping of three conifer trees in front garden.
- Documents
- 2 docs on file
- Reference
- 14/01079/TCA
- More recent applications — locked
- FullJun 2021Decision
- ExtensionMar 2020Decision
+ 6 more applications in the report
Unlock 32 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 (9 on record)
- All 9 applications on this property in full
- The 45 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.
On habitable rooms, 32 Cotman Road runs well behind the street norm.
Price per m²
£3,519
Street avg £3,304
Floor Area
122 m²
Street avg 151 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
6.8 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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Mid 20th centuryDetached HouseEPC E
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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 32 Cotman Road is modelled from its 122 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 32 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 32 Cotman Road was lodged in April 2009 at band E and expired in April 2019, 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. 9 applications are matched to 32 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
- 32 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 32 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
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