Model valuation£417,0008 Busby Close
Local market context
12 Willow Lane, Norwich, NR2 1EU
Listed building2 planning records
Estimated value
£466,000
- Since the 2022 sale (£367,000)+27%
- Against NR2 1EU's recent median (£437,500)+7%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
150 m²
1615 sq ft
Energy rating
E
Score 52
Council tax
Band D
Tenure
Social 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
£466,000
- Against its 2022 sale (£367,000)+27%
- Against NR2 1EU's recent median (£437,500)+7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Willow Lane is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 1EU. 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
150 m² from the EPC lodged in May 2021
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in NR2 1EU
5 sales, median £437,500 (2025–2020)
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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
19 January 2022Most recent
£367,000
Median price across the last 5 sales in NR2 1EU: £437,500 (2025–2020).
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 12 Willow Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Willow Lane is a four-bedroom semi-detached house in Norwich (NR2 1EU). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to before 1900 and council tax band D. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. The latest certificate (May 2021) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 79), a 2-band jump.
At 150 m² the property is well over the postcode median (71 m² across 12 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 83% of similar EPCs). 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 £466,000 is 27% above the 2022 sale price. Last sale on file: £367,000 in January 2022. 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
- Bedrooms4
- EnsuiteYes
Outside
- Private gardenRear
- GarageYes
Building
- Listed buildingYes
Before you decide
Everything you need to know about 12 Willow Lane
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.
12 Willow Lane's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
May 2021EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
8.4 t/year
Occupancy
Rented
Certificate validity
Valid until 9 May 2031
Planning history
Applications and permits filed against 12 Willow Lane, Norwich, NR2 1EU, sourced from the PlanIt planning register.
2 applications on record at 12 Willow Lane, Norwich, NR2 1EU
2decisions1extensions35documents
- Dec 2011ApplicationOutcome in report
Removal of slate and glass roofs to existing single storey extension and replacement with a new slate roof incorporating 2 No. velux rooflights.
- Documents
- 18 docs on file
- Reference
- 11/01798/NF3
- More recent applications — locked
- ExtensionJan 2012Decision
Unlock 12 Willow Lane, Norwich, NR2 1EU'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 35 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Willow Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
52 (E)
Street avg 55 (E)
Floor Area
150 m²
Street avg 120 m²
CO₂ Emissions
8.4 t/year
Street avg 8.3 t/year
Habitable Rooms
7 rooms
Street avg 5 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.
Crime
270/mo
Falling year-on-year across the wider district.
Nearest stop
1.3 km
Norwich Rail Station — railway station.
Closest school
0.2 km
Sir Isaac Newton Sixth Form Free School. 36 schools nearby.
Nearest schools
- Sir Isaac Newton Sixth Form Free School16 plus243m
- Jane Austen CollegeSecondary499m
- Bignold Primary School and NurseryPrimary578m
- The Free School NorwichPrimary782m
Nearest stops
- Norwich Rail StationRailway station1.3km
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 1EU from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.0dB
Night-time· 23:00 – 07:00
43.3dB
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 buildListed buildingExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£579k
1 Cow Hill
NR2 1EZ
4 bed2 bath
£390k
1 Ten Bell Lane
NR2 1HE
3 bed1 bath
£381k
1 The Old Barley Market
NR2 1GG
3 bed2 bath
£353k
1 Damocles Court
NR2 1HN
3 bed
£450k
1 Dencora Apartments, Chapel Field East
NR2 1SF
Flat2 bed
£256k
1 Rigbys Court
NR2 1NT
3 bed1 bath
£363k
1 Red Poll Terrace, Cow Hill
NR2 1HR
2 bed2 bath
£302k
1 Strangers Court, Pottergate
NR2 1EX
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 12 Willow Lane is modelled from its 150 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 1EU. 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 12 Willow Lane. 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 12 Willow Lane was lodged in May 2021 at band E and is valid until May 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 12 Willow Lane. 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 36 schools and 1 stop listed are measured in a straight line from NR2 1EU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Willow Lane 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 12 Willow Lane, Norwich, NR2 1EU. Each answer is also embedded as structured data for search engines.
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