Model valuation£417,0008 Busby Close
Local market context
85a, Upper St Giles Street, Norwich, NR2 1AB
2 planning records
Estimated value
£279,000
- Since the 2006 sale (£190,000)+47%
- Against NR2 1AB's recent median (£232,500)+20%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 02
Bedrooms
3
Bathroom
1
Floor area
82 m²
883 sq ft
Energy rating
C
Score 77
Council tax
Band A
Tenure
Freehold
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
£279,000
- Against its 2006 sale (£190,000)+47%
- Against NR2 1AB's recent median (£232,500)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 82 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 1AB. 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
82 m² from the EPC lodged in April 2026
Sales of this home
1 sale recorded, the latest in 2006
Recent sales in NR2 1AB
5 sales, median £232,500 (2025–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
85a valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 January 2006Most recent
£190,000
Median price across the last 5 sales in NR2 1AB: £232,500 (2025–2015).
Nearby sales in NR2 1AB
95 Upper St Giles Street, Norwich, NR2 1AB
Sold May 2025
£95,00093a, Upper St Giles Street, Norwich, NR2 1AB
Sold Nov 2022
£795,00095c, Upper St Giles Street, Norwich, NR2 1AB
Sold Sept 2015
£130,00095d, Upper St Giles Street, Norwich, NR2 1AB
Sold Apr 2015
£232,500Flat 1, 97 Upper St Giles Street, Norwich, NR2 1AB
Sold Jan 2015
£385,000
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 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is a three-bedroom mid-terrace house in Norwich (NR2 1AB). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band A. Tenure is freehold. The latest certificate (April 2026) shows a C (score 77), near the top of the C band. When first surveyed in November 2016 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good and window efficiency went from Very Poor to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 83). This certificate was lodged in the last six months, so the rating reflects current condition. Period features are noted in the property record.
Held since January 2006 — that's 21 years off the open market, well above the local norm. At 82 m² the property is well over the postcode median (60 m² across 14 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. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Today's modelled estimate of £279,000 is 46.8% above the 2006 sale price.
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
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- CloakroomYes
Outside
- Private gardenRear
- ParkingYes
Building
- TenureFreehold
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 85a
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.
85a ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 2)
Apr 2026
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
Rented
Certificate validity
Valid until 15 April 2036
Property Improvements
Changes detected from historical EPC data
Apr 2026from Nov 2016
EPC improved fromD61toC77
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
SingleHigh Performance
Single glazing replaced with double or better glazing
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
70%100%
More low energy lighting installed
Planning history
Applications and permits filed against 85a, Upper St Giles Street, Norwich, NR2 1AB, sourced from the PlanIt planning register.
85a has an approved single-storey rear extension on the planning record.
2 applications on record at 85a, Upper St Giles Street, Norwich, NR2 1AB
2decisions1extensions9documents
- Apr 2007ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single-storey extension to shop at rear and installation of an external staircase, creation of new separate entrance to upper floor on front elevation.
- Documents
- 9 docs on file
- Reference
- 07/00039/F
- More recent applications — locked
- ConditionsJan 2021Decision
Unlock 85a, Upper St Giles Street, Norwich, NR2 1AB'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
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Upper St Giles Street homes
Four headline reads against 13 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 85a runs well behind the street norm.
Price per m²
£2,317
Street avg £5,277
Floor Area
82 m²
Street avg 62 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
2.0 t/year
Street avg 3.7 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.
Crime
270/mo
Falling year-on-year across the wider district.
Nearest stop
1.4 km
Norwich Rail Station — railway station.
Closest school
0.3 km
Sir Isaac Newton Sixth Form Free School. 38 schools nearby.
Nearest schools
- Sir Isaac Newton Sixth Form Free School16 plus310m
- Bignold Primary School and NurseryPrimary539m
- Jane Austen CollegeSecondary610m
- The Free School NorwichPrimary817m
Nearest stops
- Norwich Rail StationRailway station1.4km
Most reported crime locally
- Violence & Sexual Offences1,351 reports29%
- Shoplifting895 reports19%
- Anti-social Behaviour694 reports15%
- Public Order369 reports8%
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 NR2 1AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.1dB
Night-time· 23:00 – 07:00
43.2dB
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-era2nd Floor MaisonetteFreeholdEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 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.
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3 bed1 bath
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1 Ten Bell Lane
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1 Strangers Court, Pottergate
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2 bed1 bath
£226k
1 Colmangate, Pottergate
NR2 1BE
2 bed1 bath
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1 Red Poll Terrace, Cow Hill
NR2 1HR
2 bed2 bath
£188k
1 Gunns Court, Upper St Giles Street
NR2 1TP
2 bed1 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 85a is modelled from its 82 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 1AB. 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 85a. 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 85a was lodged in April 2026 at band C and is valid until April 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 85a. 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 17 months, which places each incident at an approximate point. The 38 schools and 1 stop listed are measured in a straight line from NR2 1AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85a is in council tax band A. 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 85a, Upper St Giles Street, Norwich, NR2 1AB. Each answer is also embedded as structured data for search engines.
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- Every home in NR2 1ABSold prices, values and energy ratings for the postcode
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- 85a, Upper St Giles Street, Norwich valuationHow the estimate is built and what moves it
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