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Holly Heath Farmhouse, Heath Road, Corpusty, Norwich, NR11 6QX

5 planning records

Estimated value

£1,709,000

  • Since the 2022 sale (£1,545,000)+11%
  • Against NR11 6QX's recent median (£550,000)+211%

Newest record on this page: December 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
11
From EPC
Floor area
463 m²
4984 sq ft
Energy rating
C
Score 70
Council tax
Band F
Tenure
Owner Occupied
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Valuation

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

£1,709,000

  • Against its 2022 sale (£1,545,000)+11%
  • Against NR11 6QX's recent median (£550,000)+211%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Holly Heath Farmhouse is modelled from its 463 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 6QX. 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

    463 m² from the EPC lodged in September 2021

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in NR11 6QX

    3 sales, median £550,000 (2023–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2023Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 19 April 2022Most recent

    £1,545,000

Median price across the last 3 sales in NR11 6QX: £550,000 (2023–2020).

Risks

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

Overview

About Holly Heath Farmhouse

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Holly Heath Farmhouse is a detached house in Corpusty, Norwich, Norwich (NR11 6QX). It has a recorded floor area of 463 m² (around 4984 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (September 2021) shows a C (score 70). When first surveyed in August 2010 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Very Poor to Very Good and window efficiency went from Very Poor to Good. Main heating runs on oil.

At 463 m² the property is well over the postcode median (115 m² across 4 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include change of use to residential, meaningful when judging how the property has evolved. Today's modelled estimate of £1,709,000 is 10.6% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£310/sq ft) was about 20.6% above the typical sold price in the postcode. Last sale on file: £1,545,000 in April 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about Holly Heath Farmhouse

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Holly Heath Farmhouse's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Sept 2021

EPC Rating

A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 5 September 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2021from Aug 2010
EPC improved fromG12toC70
Heating Controls
Prog + StatFull Control

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
SingleFull Double

Single glazing replaced with double or better glazing

Walls
Very PoorGood

Wall insulation improved

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
25%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Holly Heath Farmhouse, Heath Road, Corpusty, Norwich, NR11 6QX, sourced from the PlanIt planning register.

Council records show a subdivision application — the property's legal arrangement has been altered.

5 applications on record at Holly Heath Farmhouse, Heath Road, Corpusty, Norwich, NR11 6QX

5decisions63documents
Flagged:SubdivisionChange of use
  1. May 2016
    SubdivisionFull
    Outcome in report

    Conversion of 2 workshops to create 2 residential units

    Change of Use
    Documents
    7 docs on file
    Reference
    PF/16/0391
    Full record in report
  2. More recent applications — locked
  3. OutbuildingDecision
  4. Change of UseDecision

+ 2 more applications in the report

Unlock Holly Heath Farmhouse, Heath Road, Corpusty, Norwich, NR11 6QX's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (5 on record)
  • All 5 applications on this property in full
  • The 63 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Heath Road homes

Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for Holly Heath Farmhouse runs comfortably ahead of the street norm.

EPC Rating

70 (C)

Street avg 63 (D)

On par

Floor Area

463 m²

Street avg 130 m²

Strongly above

CO₂ Emissions

13.0 t/year

Street avg 2.9 t/year

Strongly below

Habitable Rooms

11 rooms

Street avg 5 rooms

Strongly above
Area

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.
Full Norwich report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

51/mo

Falling year-on-year across the wider district.

Closest school

1.8 km

Corpusty Primary School. 1 school nearby.

Nearest schools

  • Corpusty Primary SchoolPrimary1.8km

Most reported crime locally

  • Violence & Sexual Offences365 reports47%
  • Anti-social Behaviour119 reports15%
  • Criminal Damage & Arson74 reports10%
  • Public Order56 reports7%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around NR11 6QX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NR11 6QX

Daytime· 07:00 – 23:00

42.2dB

Low
Night-time road noise heatmap for NR11 6QX

Night-time· 23:00 – 07:00

35.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC CPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,795 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£615k

1 Charles Ewing Close, Aylsham

NR11 6LJ

4 bed2 bath
£547k

1 Chapel Close, Tuttington

NR11 6GS

£497k

1 Abbots Close, Aylsham

NR11 6HQ

5 bed2 bath
£436k

1 Common Lane, Tuttington

NR11 6TH

3 bed
£400k

1 Bure Way, Aylsham

NR11 6HL

£391k

1 Banningham Road, Aylsham

NR11 6LP

3 bed
£365k

1 Aylsham Road, Tuttington

NR11 6TE

3 bed1 bath
£359k

1 Buckenham Road, Aylsham

NR11 6GB

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Holly Heath Farmhouse is modelled from its 463 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 6QX. 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 Holly Heath Farmhouse. 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 Holly Heath Farmhouse was lodged in September 2021 at band C and is valid until September 2031. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Holly Heath Farmhouse. 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 15 months, which places each incident at an approximate point. The 1 school and 0 stops listed are measured in a straight line from NR11 6QX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Holly Heath Farmhouse 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Holly Heath Farmhouse, Heath Road, Corpusty, Norwich, NR11 6QX. Each answer is also embedded as structured data for search engines.

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