Model valuation£417,0008 Busby Close
Local market context
34 Cotman Road, Norwich, NR1 4AF
2 planning records
Estimated value
£607,000
- Against NR1 4AF's recent median (£480,000)+26%
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
Habitable rooms
11
From EPC
Floor area
319 m²
3434 sq ft
Energy rating
D
Score 62
Council tax
Band F
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
£607,000
- Against NR1 4AF's recent median (£480,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 34 Cotman Road is modelled from its 319 m² EPC floor area, the absence of a 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
319 m² from the EPC lodged in March 2018
Sales of this home
No sale recorded since 1995
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 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.
34 Cotman Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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
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About 34 Cotman Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
34 Cotman Road is a semi-detached house in Norwich (NR1 4AF). It has a recorded floor area of 319 m² (around 3434 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (March 2018) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in October 2009 the rating was F, the property has climbed 2 bands since. Between certificates, lighting went from Poor to Good; while roof efficiency dropped from Average to Very Poor. The recommended improvements would push it to C (score 77).
At 319 m² the property is well over the postcode median (116 m² across 18 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 0 refused.
Before you decide
Everything you need to know about 34 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.
34 Cotman Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Mar 2018
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 March 2028
Property Improvements
Changes detected from historical EPC data
Mar 2018from Oct 2009
EPC improved fromF37toD62
Low Energy Lighting
23%68%
More low energy lighting installed
Planning history
Applications and permits filed against 34 Cotman Road, Norwich, NR1 4AF, sourced from the PlanIt planning register.
Planning history at 34 Cotman Road is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
2 applications on record at 34 Cotman Road, Norwich, NR1 4AF
2decisions7documents
- Mar 2015Tree WorksTreesOutcome in report
T1 Horse Chestnut: fell.
- Documents
- 2 docs on file
- Reference
- 15/00237/TCA
- More recent applications — locked
- Tree WorksNov 2016Decision
Unlock 34 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 (2 on record)
- All 2 applications on this property in full
- The 7 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 floor area, 34 Cotman Road stands well clear of the street.
EPC Rating
62 (D)
Street avg 56 (D)
Floor Area
319 m²
Street avg 138 m²
CO₂ Emissions
13.0 t/year
Street avg 7.2 t/year
Habitable Rooms
11 rooms
Street avg 6 rooms
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 DPre-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 £1,155 · 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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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 34 Cotman Road is modelled from its 319 m² EPC floor area, the absence of a 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. No sale is recorded for 34 Cotman Road, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 34 Cotman Road was lodged in March 2018 at band D and is valid until March 2028. 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 34 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
- 34 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 34 Cotman Road, Norwich, NR1 4AF. Each answer is also embedded as structured data for search engines.
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- Every home in NR1 4AFSold prices, values and energy ratings for the postcode
- NR 1 property marketPrices, postcodes, schools and transport across the district
- 34 Cotman Road, Norwich valuationHow the estimate is built and what moves it
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