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13 Willow Lane, Norwich, NR2 1EU

Listed building

Estimated value

£236,000

  • Since the 2021 sale (£162,500)+45%
  • Against NR2 1EU's recent median (£437,500)-46%

Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 02
Bedrooms
2
Bathroom
1
Floor area
69 m²
743 sq ft
Energy rating
C
Score 76
Tenure
Private Rental
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Valuation

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

£236,000

  • Against its 2021 sale (£162,500)+45%
  • Against NR2 1EU's recent median (£437,500)-46%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 13 Willow Lane is modelled from its 69 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

    69 m² from the EPC lodged in March 2021

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in NR2 1EU

    5 sales, median £437,500 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

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

  1. 16 September 2021Most recent

    £162,500

Median price across the last 5 sales in NR2 1EU: £437,500 (2025–2020).

Risks

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

Overview

About 13 Willow Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

13 Willow Lane is a two-bedroom mid-terrace house in Norwich (NR2 1EU). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to before 1900. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Period features are noted in the property record. At 69 m² this is the 6th smallest of 13 units on EPC record in the building, where floor areas span 53–197 m². The building's EPC ratings span F to C, with this unit at the top. On EPC score it ranks first in the building (76 versus a worst of 30). The latest certificate (March 2021) shows a C (score 76), near the top of the C band. The rating has held steady at C across 3 certificates since October 2010. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Average to Good and window efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 81).

On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £236,000 is 45.2% above the 2021 sale price. Most recent transfer: September 2021 at £162,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

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

  • Bedrooms2
  • Bathrooms1

Building

  • Listed buildingYes
  • Central heatingYes
  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 13 Willow Lane

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

13 Willow Lane ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 3)
Mar 2021

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.9 t/year
Occupancy
Rented

Certificate validity

Valid until 25 March 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2014from Oct 2010
EPC improved fromC70toD65
Heating System
Gas BoilerStorage Heaters

Heating system changed

Main Fuel
GasElectric

Changed to a more efficient fuel source

Heating Controls
FullManual

Heating controls changed

Hot Water
Main SystemImmersion (Off-Peak)

Hot water system changed

Windows
SingleSecondary

Single glazing replaced with double or better glazing

Mar 2021from Apr 2014
EPC improved fromD65toC76
Heating System
Storage HeatersGas Boiler

Replaced storage heaters with gas boiler

Main Fuel
ElectricGas

Connected to mains gas supply

Heating Controls
ManualFull

Heating controls upgraded for better temperature management

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Windows
AverageGood

Window efficiency improved

Walls
Very PoorPoor

Wall insulation improved

Low Energy Lighting
17%70%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 13 Willow Lane, Norwich, NR2 1EU, sourced from the PlanIt planning register.

13 Willow Lane has no planning applications on record.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

On the street

Versus other Willow Lane homes

Four headline reads against 8 similar flats on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 13 Willow Lane stands well clear of the street.

Price per m²

£2,355

Street avg £3,318

Below

Floor Area

69 m²

Street avg 73 m²

Above

Habitable Rooms

3 rooms

Street avg 3 rooms

On par

CO₂ Emissions

1.9 t/year

Street avg 3.7 t/year

Strongly above
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.
Full Norwich report

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.

Noise

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 road noise heatmap for NR2 1EU

Daytime· 07:00 – 23:00

54.0dB

Low
Night-time road noise heatmap for NR2 1EU

Night-time· 23:00 – 07:00

43.3dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era2nd Floor FlatEPC CPre-1919 buildListed buildingSolid (non-cavity) walls

Because the property was built before 1919, is a listed building, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£226k

1 Colmangate, Pottergate

NR2 1BE

2 bed1 bath
£188k

1 Gunns Court, Upper St Giles Street

NR2 1TP

2 bed1 bath
£302k

1 Strangers Court, Pottergate

NR2 1EX

2 bed1 bath
£363k

1 Red Poll Terrace, Cow Hill

NR2 1HR

2 bed2 bath
£450k

1 Dencora Apartments, Chapel Field East

NR2 1SF

Flat2 bed
£256k

1 Rigbys Court

NR2 1NT

3 bed1 bath
£311k

1 Old Post Office Court

NR2 1NG

1 bed1 bath
£320k

1 Little Bethel Court, Bethel Street

NR2 1NR

1 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 13 Willow Lane is modelled from its 69 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 13 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 13 Willow Lane was lodged in March 2021 at band C and is valid until March 2031. 3 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 13 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 13 Willow Lane, Norwich, NR2 1EU. Each answer is also embedded as structured data for search engines.

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