Model valuation£417,0008 Busby Close
Local market context
Christmas Cottage, Alby Hill, Alby, Norwich, NR11 7PJ
2 planning records
Estimated value
£595,000
- Since the 2022 sale (£530,000)+12%
- Against NR11 7PJ's recent median (£577,000)+3%
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
Detached
Bedrooms
3
Bathrooms
2
Floor area
137 m²
1475 sq ft
Energy rating
E
Score 45
Council tax
Band D
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
£595,000
- Against its 2022 sale (£530,000)+12%
- Against NR11 7PJ's recent median (£577,000)+3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Christmas Cottage is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 7PJ. 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
137 m² from the EPC lodged in August 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in NR11 7PJ
5 sales, median £577,000 (2025–2023)
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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
3 February 2022Most recent
£530,000
Median price across the last 5 sales in NR11 7PJ: £577,000 (2025–2023).
Nearby sales in NR11 7PJ
Martindale, Alby Hill, Alby, Norwich, NR11 7PJ
Sold Aug 2025
£765,000The Cottage, Alby Hill, Alby, Norwich, NR11 7PJ
Sold May 2024
£450,000Flint Cottage, Alby Hill, Alby, Norwich, NR11 7PJ
Sold Jul 2023
£369,000Sloe Cottage, Alby Hill, Alby, Norwich, NR11 7PJ
Sold Jun 2023
£577,000The Crest, Alby Hill, Alby, Norwich, NR11 7PJ
Sold Jun 2023
£680,000
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
About Christmas Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Christmas Cottage is a three-bedroom detached house in Alby, Norwich, Norwich (NR11 7PJ). It has a recorded floor area of 137 m² (around 1475 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (August 2021) shows an E (score 45), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 91), a 3-band jump. Main heating runs on oil. Period features are noted in the property record. The home occupies a cul-de-sac position.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 137 m² it's 29.2% larger than the typical home in the postcode (106 m² median across 7 EPCs). Today's modelled estimate of £595,000 is 12.3% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£359/sq ft) was about 18.8% above the typical sold price in the postcode. Most recent transfer: February 2022 at £530,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms2
Outside
- Private gardenYes
- Cul-de-sacYes
Building
- Period featuresYes
Before you decide
Everything you need to know about Christmas Cottage
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Christmas Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Aug 2021EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
8.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 15 August 2031
Planning history
Applications and permits filed against Christmas Cottage, Alby Hill, Alby, Norwich, NR11 7PJ, sourced from the PlanIt planning register.
Christmas Cottage has been extended on multiple sides of the property across separate planning applications.
2 applications on record at Christmas Cottage, Alby Hill, Alby, Norwich, NR11 7PJ
2decisions2extensions
- Jul 2002ExtensionFullOutcome in report
Extension: Single storey · Rear of property
ERECTION OF SINGLE-STOREY REAR EXTENSION
- Reference
- PF/02/0958
- More recent applications — locked
- ExtensionMar 2005Decision
Unlock Christmas Cottage, Alby Hill, Alby, Norwich, NR11 7PJ'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
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Alby Hill homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
Christmas Cottage outperforms the street on epc rating by a wide margin.
Price per m²
£3,869
Street avg £4,042
Floor Area
137 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
8.2 t/year
Street avg 9.2 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
0.2 km
Aldborough Primary School. 2 schools nearby.
Nearest schools
- Aldborough Primary SchoolPrimary204m
- Erpingham Voluntary Controlled Church of England Primary SchoolPrimary2.9km
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 7PJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.4dB
Night-time· 23:00 – 07:00
35.7dB
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 EPre-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 £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£363k
1 Barningham Place, Matlaske
NR11 7JQ
3 bed3 bath
£290k
1 Bridge Road, Colby
NR11 7EA
3 bed
£273k
1 Cherrytree Road, Plumstead
NR11 7LQ
3 bed1 bath
£251k
1 Birch Court, Jubilee Close, Erpingham
NR11 7NQ
3 bed
£462k
1 Eagle Road, Erpingham
NR11 7AD
4 bed2 bath
£372k
1 Chapel Yard, The Street, Little Barningham
NR11 7AG
2 bed1 bath
£361k
1 Ferndale Cottage, The Street, Little Barningham
NR11 7AG
2 bed2 bath
£315k
1 Elm Farm Bungalows, Felmingham Road, Suffield
NR11 7EN
2 bed1 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Christmas Cottage is modelled from its 137 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR11 7PJ. 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 Christmas Cottage. 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 Christmas Cottage was lodged in August 2021 at band E and is valid until August 2031. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Christmas Cottage. 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 7PJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Christmas Cottage is in council tax band D. 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 Christmas Cottage, Alby Hill, Alby, Norwich, NR11 7PJ. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in NR11 7PJSold prices, values and energy ratings for the postcode
- NR 11 property marketPrices, postcodes, schools and transport across the district
- Christmas Cottage, Alby Hill, Alby, Norwich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales