Model valuation£417,0008 Busby Close
Local market context
31b, Ipswich Road, Norwich, NR2 2LN
4 sales on record
Estimated value
£540,000
- Since the 2020 sale (£450,000)+20%
- Against NR2 2LN's recent median (£600,000)-10%
Newest record on this page: February 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
179 m²
1927 sq ft
Energy rating
D
Score 65
Council tax
Band F
Tenure
Private 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
£540,000
- Against its 2020 sale (£450,000)+20%
- Against NR2 2LN's recent median (£600,000)-10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 31b is modelled from its 179 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in NR2 2LN. 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
179 m² from the EPC lodged in September 2014
Sales of this home
4 sales recorded, the latest in 2020
Recent sales in NR2 2LN
5 sales, median £600,000 (2024–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
31b has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
31 March 2020Most recent
£450,000
+16.9%over 10 years19 October 2009
£385,000
+381.3%over 8 years10 September 2001
£80,000
+1.9%over 5 years25 April 1996
£78,500
Median price across the last 5 sales in NR2 2LN: £600,000 (2024–2019).
Nearby sales in NR2 2LN
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 31b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
31b is a four-bedroom detached house in Norwich (NR2 2LN). It has a recorded floor area of 179 m² (around 1927 sq ft), construction records dating it to 1976-1982 and council tax band F. The latest certificate (September 2014) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from September 2014, so improvements made since then won't be reflected.
At 179 m² the property is well over the postcode median (125 m² across 15 EPCs), placing it in the larger end of the local stock. Sold March 2020 for £450,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 1996–2020, sale prices on this property compounded at 7.6% per year. Today's modelled estimate of £540,000 is 20% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£234/sq ft) was about 15.9% above the typical sold price in the postcode.
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
- Bathrooms2
- Dining roomYes
- EnsuiteYes
Outside
- DrivewayYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 31b
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.
31b's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Sept 2024
Current Certificate
Sept 2014EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Rented
Certificate validity
Expired on 30 September 2024
Planning history
Applications and permits filed against 31b, Ipswich Road, Norwich, NR2 2LN, sourced from the PlanIt planning register.
31b has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Ipswich Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 31b runs well behind the street norm.
Price per m²
£2,514
Street avg £3,424
Floor Area
179 m²
Street avg 178 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
6.5 t/year
Street avg 8.7 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
2.1 km
Norwich Rail Station — railway station.
Closest school
0.4 km
Hewett Academy. 26 schools nearby.
Nearest schools
- Hewett AcademySecondary353m
- Norwich City College of Further and Higher Education16 plus430m
- City of Norwich School, An Ormiston AcademySecondary629m
- Tuckswood AcademyPrimary710m
Nearest stops
- Norwich Rail StationRailway station2.1km
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 2LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.4dB
Night-time· 23:00 – 07:00
45.3dB
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC D
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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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£922k
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4 bed
£718k
1 Hornor Close
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£370k
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1 Chester Street
NR2 2AY
3 bed
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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
- The estimate for 31b is modelled from its 179 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in NR2 2LN. 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. 4 sales are recorded for 31b. 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 31b was lodged in September 2014 at band D and expired in September 2024, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 31b. 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 26 schools and 1 stop listed are measured in a straight line from NR2 2LN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 31b is in council tax band F. 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 31b, Ipswich Road, Norwich, NR2 2LN. Each answer is also embedded as structured data for search engines.
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- Every home in NR2 2LNSold prices, values and energy ratings for the postcode
- NR 2 property marketPrices, postcodes, schools and transport across the district
- 31b, Ipswich Road, Norwich valuationHow the estimate is built and what moves it
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