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Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY

9 planning records

Estimated value

£850,000

  • Since the 2023 sale (£1,050,000)-19%
  • Against NR11 7DY's recent median (£298,000)+185%

Newest record on this page: July 2026. 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
8
From EPC
Floor area
261 m²
2809 sq ft
Energy rating
C
Score 71
Council tax
Band G
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

£850,000

  • Against its 2023 sale (£1,050,000)-19%
  • Against NR11 7DY's recent median (£298,000)+185%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Highbury Farms is modelled from its 261 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 7DY. 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

    261 m² from the EPC lodged in July 2026

  • Sales of this home

    1 sale recorded, the latest in 2023

  • Recent sales in NR11 7DY

    5 sales, median £298,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 9 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.

Latest sale on Highbury Farms was the highest on Land Registry record across the postcode.

Sales timeline

  1. 22 November 2023Most recent

    £1,050,000

Median price across the last 5 sales in NR11 7DY: £298,000 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY. The detail, evidence and what to ask about it are in the Risks Report.
  • A planning decision worth checkingIn 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 Highbury Farms

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

Highbury Farms is a detached house in Banningham, Norwich, Norwich (NR11 7DY). It has a recorded floor area of 261 m² (around 2809 sq ft), construction records dating it to 2007-2011 and council tax band G. The latest certificate (July 2026) shows a C (score 71). When first surveyed in May 2009 the rating was F, the property has climbed 3 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; while hot-water efficiency dropped from Good to Average and main heating dropped from Good to Average. Main heating runs on oil. This certificate was lodged in the last six months, so the rating reflects current condition.

Today's modelled estimate of £850,000 is 19% below the 2023 sale of £1,050,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£374/sq ft) was about 81.1% above the typical sold price in the postcode. At 261 m² the property is well over the postcode median (94 m² across 20 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 9 planning records sit against the property, 3 approved, 1 refused, 1 pending. An application is currently awaiting a decision. Last sale on file: £1,050,000 in November 2023.

Before you decide

Everything you need to know about Highbury Farms

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

A planning decision worth checking

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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.

Highbury Farms ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 3)
Jul 2026

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 1 July 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2022from May 2009
EPC improved fromF30toG16
Hot Water
Main SystemMain (No Stat)

Hot water system changed

Jul 2026from Jan 2022
EPC improved fromG16toC71
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
SingleHigh Performance

Single glazing replaced with double or better glazing

Wall Insulation
Uninsulated SolidInsulated Solid

External or internal wall insulation added

Roof Insulation
UninsulatedWell Insulated

Loft insulation installed or upgraded to 250mm+

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY, sourced from the PlanIt planning register.

A recent planning application at Highbury Farms was refused — worth checking the council file.

9 applications on record at Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY

8decisions116documents
  1. Jan 2007
    ConversionOutline
    Outcome in report

    CONVERSION OF BARNS TO THREE DWELLINGS

    Documents
    7 docs on file
    Reference
    PO/06/1725
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. ConditionsDecision

+ 6 more applications in the report

Unlock Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY's full planning history

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

  • Every decision — granted, refused or withdrawn (8 on record)
  • All 9 applications on this property in full
  • The 116 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Colby Road homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², Highbury Farms stands well clear of the street.

Price per m²

£4,023

Street avg £2,446

Strongly above

Floor Area

261 m²

Street avg 114 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

8.0 t/year

Street avg 7.1 t/year

Below
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

1.3 km

Colby Primary School. 1 school nearby.

Nearest schools

  • Colby Primary SchoolPrimary1.3km

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 7DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NR11 7DY

Daytime· 07:00 – 23:00

43.1dB

Low
Night-time road noise heatmap for NR11 7DY

Night-time· 23:00 – 07:00

36.2dB

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

21st centuryDetached HouseEPC CNo mains gasSolid (non-cavity) walls

Because the property has no mains gas supply and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£610k

1 Abbey Farm, Alby Common, Alby

NR11 7HG

£604k

1 3, Church Cottages, Bessingham

NR11 7JS

£594k

1 Dairy Cottages, Wolterton

NR11 7LX

£462k

1 Eagle Road, Erpingham

NR11 7AD

4 bed2 bath
£372k

1 Chapel Yard, The Street, Little Barningham

NR11 7AG

2 bed1 bath
£363k

1 Barningham Place, Matlaske

NR11 7JQ

3 bed3 bath
£361k

1 Bell Yard, Gunton Park, Hanworth

NR11 7HJ

£361k

1 Ferndale Cottage, The Street, Little Barningham

NR11 7AG

2 bed2 bath

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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 Highbury Farms is modelled from its 261 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 7DY. 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 Highbury Farms. 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 Highbury Farms was lodged in July 2026 at band C and is valid until July 2036. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 9 applications are matched to Highbury Farms. 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 7DY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Highbury Farms is in council tax band G. 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 Highbury Farms, Colby Road, Banningham, Norwich, NR11 7DY. Each answer is also embedded as structured data for search engines.

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