Model valuation£417,0008 Busby Close
Local market context
2 Abbey Farm Cottages, East Beckham, Norwich, NR11 8RP
Estimated value
£264,000
- Against NR11 8RP's recent median (£560,000)-53%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
86 m²
926 sq ft
Energy rating
E
Score 53
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
£264,000
- Against NR11 8RP's recent median (£560,000)-53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Abbey Farm Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in NR11 8RP. 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
86 m² from the EPC lodged in November 2019
Sales of this home
No sale recorded since 1995
Recent sales in NR11 8RP
5 sales, median £560,000 (2026–2013)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | 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.
2 Abbey Farm Cottages 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 5 sales in NR11 8RP: £560,000 (2026–2013).
Nearby sales in NR11 8RP
3 The Loke, East Beckham, Norwich, NR11 8RP
Sold Jan 2026
£215,000Valley Farm House, East Beckham, Norwich, NR11 8RP
Sold Oct 2023
£587,500The Barn House, East Beckham, Norwich, NR11 8RP
Sold Aug 2017
£820,0007 The Loke, East Beckham, Norwich, NR11 8RP
Sold Nov 2015
£560,0004 The Loke, East Beckham, Norwich, NR11 8RP
Sold Jul 2013
£250,000
What this page doesn't show
1 potential issue has already been flagged for 2 Abbey Farm Cottages, East Beckham, Norwich, NR11 8RP. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 2 Abbey Farm Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Abbey Farm Cottages is a semi-detached house in East Beckham, Norwich, Norwich (NR11 8RP). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (November 2019) shows an E (score 53), well below the UK norm with real room to improve. When first surveyed in December 2016 the rating was F, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good and hot-water efficiency went from Poor to Average. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on oil.
Before you decide
Everything you need to know about 2 Abbey Farm Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
C
D
E
E53
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
5.5 t/year
Occupancy
Rented
Certificate validity
Valid until 27 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Dec 2016
EPC improved fromF38toE53
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
SinglePartial Double
Single glazing replaced with double or better glazing
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Abbey Farm Cottages, East Beckham, Norwich, NR11 8RP, sourced from the PlanIt planning register.
2 Abbey Farm Cottages has no planning applications on record.
1
But the area is active
1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus the street
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Abbey Farm Cottages outperforms the street on epc rating by a wide margin.
EPC Rating
53 (E)
Street avg 37 (F)
Floor Area
86 m²
Street avg 87 m²
CO₂ Emissions
5.5 t/year
Street avg 6.3 t/year
Habitable Rooms
4 rooms
Street avg 4 rooms
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
1.9 km
Gresham Village School and Nursery. 3 schools nearby.
Nearest schools
- Gresham Village School and NurseryPrimary1.9km
- Sheringham Community Primary SchoolPrimary2.5km
- Sheringham High SchoolSecondary2.7km
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 8RP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
35.9dB
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 EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£267k
1 Antingham Road, Southrepps
NR11 8UH
3 bed1 bath
£250k
1 Beacon Road, Trimingham
NR11 8DX
£240k
1 Brownsfield, Roughton
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3 bed
£291k
1 All Saints Way, Mundesley
NR11 8BY
4 bed1 bath
£239k
1 Barclay Terrace, Barclay Close, Southrepps
NR11 8NU
£293k
1 Abbey Farm Cottages, East Beckham
NR11 8RP
£236k
1 Broadwood Close, Trimingham
NR11 8EE
2 bed
£233k
1 Beck Cottages, Lower Street, Southrepps
NR11 8UL
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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 2 Abbey Farm Cottages is modelled from its 86 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in NR11 8RP. 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 2 Abbey Farm Cottages, 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 2 Abbey Farm Cottages was lodged in November 2019 at band E and is valid until November 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Abbey Farm Cottages. 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 3 schools and 0 stops listed are measured in a straight line from NR11 8RP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Abbey Farm Cottages 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 2 Abbey Farm Cottages, East Beckham, Norwich, NR11 8RP. Each answer is also embedded as structured data for search engines.
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- Every home in NR11 8RPSold prices, values and energy ratings for the postcode
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- 2 Abbey Farm Cottages, East Beckham, Norwich valuationHow the estimate is built and what moves it
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