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Get startedWillow Wren, Smallburgh Road, Barton Turf, Norwich, NR12 8YT
EPC B
About Willow Wren
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Willow Wren is a detached house in Barton Turf, Norwich, Norwich (NR12 8YT). It has a recorded floor area of 260 m² (around 2799 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (June 2014) returns a B (score 82), comfortably above the UK average. When first surveyed in September 2013 the rating was E, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Good to Very Good and window efficiency went from Average to Very Good. Main heating runs on oil. The latest certificate is from June 2014, so improvements made since then won't be reflected.
Sale prices here have outpaced Norwich HPI: 7.3% per year against 0% for the wider region. Today's modelled estimate of £810,000 sits 70.5% above the 2015 sale of £475,000. On a £-per-square-foot basis, the last sale (£170/sq ft) was about 21.6% above the typical sold price in the postcode. At 260 m² the property is well over the postcode median (80 m² across 8 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Last sold in September 2015, so it's been off the market for around 11 years. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: change of use to residential approved in 2016. Past consents include change of use to residential, meaningful when judging how the property has evolved.
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Willow Wren's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Jun 2024
Planning history
Applications and permits filed against Willow Wren, Smallburgh Road, Barton Turf, Norwich, NR12 8YT, sourced from the PlanIt planning register.
- Jan 2016Change of UseFullGranted
Change of use from part of dwelling to holiday accommodation
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Latest sale on Willow Wren was the highest on Land Registry record across the postcode.
Current estimate
See how we calculated this£810,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.3% per year over 16 years.
Last sold (2015)
£475,000
Growth on file: 7.3% per year over 16 years.
Sales timeline
Versus other Smallburgh Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Willow Wren runs comfortably ahead of the street norm.
Price per m²
£1,827
Street avg £2,036
Floor Area
260 m²
Street avg 142 m²
CO₂ Emissions
4.5 t/year
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Closest school
2.4 km
Road noise across the postcode
Modelled day and night-time noise levels around NR12 8YT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.2dB
Everything within walking distance
Schools, transport stops and scenic spots near this property — 1 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about Willow Wren, Smallburgh Road, Barton Turf, Norwich, NR12 8YT. Each answer is also embedded as structured data for search engines.