Model valuation£417,0008 Busby Close
Local market context
16 Willow Lane, Norwich, NR2 1EU
3 sales on record2 planning records
Last sold (2001)
£195,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- NR2 1EU recent median£367,000
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band D
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 16 Willow Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in NR2 1EU.
What an estimate needs
Floor area
No EPC on record
Sales of this home
3 sales recorded, the latest in 2001
Recent sales in NR2 1EU
5 sales, median £367,000 (2025–2021)
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 | Not available | 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.
Sale price has at least doubled since 1997.
Sales timeline
25 October 2001Most recent
£195,000
+52.3%over 1 year3 December 1999
£128,000
+47.1%over 2 years22 January 1997
£87,000
Median price across the last 5 sales in NR2 1EU: £367,000 (2025–2021).
Nearby sales in NR2 1EU
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 16 Willow Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Willow Lane is a property in Norwich (NR2 1EU). It has council tax band D.
Held since October 2001 — that's 25 years off the open market, well above the local norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1997–2001, sale prices on this property compounded at 18.5% per year.
Before you decide
Everything you need to know about 16 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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 16 Willow Lane, Norwich, NR2 1EU, sourced from the PlanIt planning register.
16 Willow Lane has 2 separate extension applications on the council record.
2 applications on record at 16 Willow Lane, Norwich, NR2 1EU
2decisions2extensions36documents
- Nov 2014ExtensionHeritageOutcome in report
Extension: Single storey · Side of property
Installation of a single storey side extension.
- Documents
- 20 docs on file
- Reference
- 14/01132/L
- More recent applications — locked
- ExtensionNov 2014Decision
Unlock 16 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 36 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
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Level 2 HomeBuyer Report
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£353k
1 Damocles Court
NR2 1HN
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1 St Lawrence Lane
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1 The Old Barley Market
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3 bed2 bath
£320k
1 Little Bethel Court, Bethel Street
NR2 1NR
1 bed1 bath
£390k
1 Ten Bell Lane
NR2 1HE
3 bed1 bath
£311k
1 Old Post Office Court
NR2 1NG
1 bed1 bath
£302k
1 Strangers Court, Pottergate
NR2 1EX
2 bed1 bath
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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
- We don't publish an estimate for 16 Willow Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in NR2 1EU.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 3 sales are recorded for 16 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
- There is no Energy Performance Certificate on the public register for 16 Willow Lane. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 16 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
- 16 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 16 Willow Lane, Norwich, NR2 1EU. Each answer is also embedded as structured data for search engines.
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