Model valuation£417,0008 Busby Close
Local market context
8 Hill House Road, Norwich, NR1 4BW
Estimated value
£328,000
- Since the 2009 sale (£175,000)+87%
- Against NR1 4BW's recent median (£329,000)0%
Newest record on this page: May 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
7
Floor area
152 m²
1640 sq ft
Energy rating
F
Score 34
Council tax
Band C
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
£328,000
- Against its 2009 sale (£175,000)+87%
- Against NR1 4BW's recent median (£329,000)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Hill House Road is modelled from its 152 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR1 4BW. 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
152 m² from the EPC lodged in April 2009
Sales of this home
1 sale recorded, the latest in 2009
Recent sales in NR1 4BW
5 sales, median £329,000 (2023–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2023 | 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.
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
29 September 2009Most recent
£175,000
Median price across the last 5 sales in NR1 4BW: £329,000 (2023–2020).
Nearby sales in NR1 4BW
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 8 Hill House Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Hill House Road is a seven-bedroom semi-detached house in Norwich (NR1 4BW). It has a recorded floor area of 152 m² (around 1640 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2009) shows an F (score 34), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 57), a 2-band jump. The latest certificate is from April 2009, so improvements made since then won't be reflected.
Held since September 2009 — that's 17 years off the open market, well above the local norm. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 152 m² the property is well over the postcode median (34 m² across 31 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £328,000 sits 87.4% above the 2009 sale of £175,000. On a £-per-square-foot basis, the last sale (£107/sq ft) was about 37.4% below the postcode norm.
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
- Bedrooms7
Outside
- Private gardenYes
Before you decide
Everything you need to know about 8 Hill House 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.
8 Hill House Road sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Apr 2019
Current Certificate
Apr 2009EPC Rating
A
B
C
D
E
F
F34
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Poor
CO2 Emissions
12.0 t/year
Occupancy
Rented
Certificate validity
Expired on 26 April 2019
Planning history
Applications and permits filed against 8 Hill House Road, Norwich, NR1 4BW, sourced from the PlanIt planning register.
8 Hill House 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 Hill House Road homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 8 Hill House Road lags the street by a wide margin.
Price per m²
£1,149
Street avg £2,661
Floor Area
152 m²
Street avg 120 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
12.0 t/year
Street avg 5.5 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
0.3 km
Norwich Rail Station — railway station.
Closest school
0.5 km
Lionwood Infant and Nursery School. 32 schools nearby.
Nearest schools
- Lionwood Infant and Nursery SchoolPrimary455m
- Charles Darwin Primary SchoolPrimary550m
- Lionwood Junior SchoolPrimary709m
- Notre Dame High School, NorwichSecondary1.1km
Nearest stops
- Norwich Rail StationRailway station337m
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 4BW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.2dB
Night-time· 23:00 – 07:00
43.9dB
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 FPre-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 £955 · 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 8 Hill House Road is modelled from its 152 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR1 4BW. 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 8 Hill House 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 8 Hill House Road was lodged in April 2009 at band F 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. None is matched to 8 Hill House 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 32 schools and 1 stop listed are measured in a straight line from NR1 4BW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Hill House Road is in council tax band C. 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 8 Hill House Road, Norwich, NR1 4BW. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in NR1 4BWSold prices, values and energy ratings for the postcode
- NR 1 property marketPrices, postcodes, schools and transport across the district
- 8 Hill House Road, Norwich valuationHow the estimate is built and what moves it
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