Model valuation£417,0008 Busby Close
Local market context
Abbey Farm, Alby Common, Alby, Norwich, NR11 7HG
16 planning records
Estimated value
£808,000
- Against NR11 7HG's recent median (£587,500)+38%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
10
From EPC
Floor area
266 m²
2863 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
£808,000
- Against NR11 7HG's recent median (£587,500)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Abbey Farm is modelled from its 266 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in NR11 7HG. 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
266 m² from the EPC lodged in May 2021
Sales of this home
No sale recorded since 1995
Recent sales in NR11 7HG
4 sales, median £587,500 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 16 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.
Abbey Farm 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 4 sales in NR11 7HG: £587,500 (2025–2024).
Nearby sales in NR11 7HG
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 Abbey Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Abbey Farm is a detached house in Alby, Norwich, Norwich (NR11 7HG). It has a recorded floor area of 266 m² (around 2863 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (May 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in November 2013 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Average. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on wood logs.
At 266 m² the property is well over the postcode median (142 m² across 5 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. 16 planning records sit against the property, 8 approved, 1 refused. Past consents include an annexe, an extension and change of use to residential, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Abbey Farm
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.
Abbey Farm sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
May 2021
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
—
Hot Water
Average
Windows
Poor
CO2 Emissions
1.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 May 2031
Property Improvements
Changes detected from historical EPC data
May 2021from Nov 2013
EPC improved fromF30toD62
Main Fuel
OilWood
Changed to a more efficient fuel source
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Hot Water
PoorAverage
Hot water efficiency improved
Walls
Very PoorGood
Wall insulation improved
Planning history
Applications and permits filed against Abbey Farm, Alby Common, Alby, Norwich, NR11 7HG, sourced from the PlanIt planning register.
A recent planning application at Abbey Farm was refused — worth checking the council file.
16 applications on record at Abbey Farm, Alby Common, Alby, Norwich, NR11 7HG
16decisions1extensions163documents
Flagged:RetrospectiveChange of use
- May 2007AnnexFullOutcome in report
CONVERSION OF OUTBUILDINGS TO THREE UNITS OF HOLIDAY ACCOMMODATION AND A RESIDENTIAL ANNEXE
- Documents
- 6 docs on file
- Reference
- PF/07/0536
- More recent applications — locked
- ConditionsDec 2024Decision
- ConditionsDec 2024Decision
+ 13 more applications in the report
Unlock Abbey Farm, Alby Common, Alby, Norwich, NR11 7HG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (16 on record)
- All 16 applications on this property in full
- The 163 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Alby Common homes
Three headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Abbey Farm lags the street by a wide margin.
EPC Rating
62 (D)
Street avg 81 (C)
Floor Area
266 m²
Street avg 170 m²
CO₂ Emissions
1.4 t/year
Street avg 2.8 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.
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
2.4 km
Aldborough Primary School. 2 schools nearby.
Nearest schools
- Aldborough Primary SchoolPrimary2.4km
- Erpingham Voluntary Controlled Church of England Primary SchoolPrimary2.8km
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.
Road noise across the postcode
Modelled day and night-time noise levels around NR11 7HG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.6dB
Night-time· 23:00 – 07:00
40.8dB
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-eraDetached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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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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 Abbey Farm is modelled from its 266 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in NR11 7HG. 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 Abbey Farm, 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 Abbey Farm was lodged in May 2021 at band D and is valid until May 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. 16 applications are matched to Abbey Farm. 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 2 schools and 0 stops listed are measured in a straight line from NR11 7HG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Abbey Farm 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 Abbey Farm, Alby Common, Alby, Norwich, NR11 7HG. Each answer is also embedded as structured data for search engines.
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- Every home in NR11 7HGSold prices, values and energy ratings for the postcode
- NR 11 property marketPrices, postcodes, schools and transport across the district
- Abbey Farm, Alby Common, Alby, Norwich valuationHow the estimate is built and what moves it
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