Model valuation£417,0008 Busby Close
Local market context
13 Heigham Road, Norwich, NR2 3AT
Estimated value
£199,000
- Since the 2008 sale (£175,000)+14%
- Against NR2 3AT's recent median (£317,500)-37%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 1st
Bedrooms
2
Floor area
53 m²
570 sq ft
Energy rating
E
Score 54
Council tax
Band A
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
£199,000
- Against its 2008 sale (£175,000)+14%
- Against NR2 3AT's recent median (£317,500)-37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 13 Heigham Road is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 3AT. 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
53 m² from the EPC lodged in November 2009
Sales of this home
1 sale recorded, the latest in 2008
Recent sales in NR2 3AT
5 sales, median £317,500 (2022–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | 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.
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
Sales timeline
22 October 2008Most recent
£175,000
Median price across the last 5 sales in NR2 3AT: £317,500 (2022–2018).
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 13 Heigham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
13 Heigham Road is a two-bedroom semi-detached house in Norwich (NR2 3AT). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band A. At 53 m² this is the smallest unit on EPC record across the building (53–177 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (November 2009) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2009); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Poor and main heating dropped from Very Good to Average. The recommended improvements would lift it to C (score 72), a 2-band jump. The latest certificate is from November 2009, so improvements made since then won't be reflected.
Untraded for 18 years, with the last transfer in October 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 53 m² it sits well below the postcode median (125 m² across 10 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £199,000 is 13.7% above the 2008 sale price. On a £-per-square-foot basis, the last sale (£307/sq ft) was about 94% 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
- Bedrooms2
Before you decide
Everything you need to know about 13 Heigham Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Nov 2019
Current Certificate(1 of 2)
Nov 2009
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Rented
Certificate validity
Expired on 23 November 2019
Property Improvements
Changes detected from historical EPC data
Nov 2009from Jun 2009
EPC improved fromD61toE54
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 13 Heigham Road, Norwich, NR2 3AT, sourced from the PlanIt planning register.
13 Heigham Road has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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
2.0 km
Norwich Rail Station — railway station.
Closest school
0.6 km
Recreation Road Infant School. 38 schools nearby.
Nearest schools
- Recreation Road Infant SchoolPrimary642m
- Avenue Junior SchoolPrimary694m
- Nelson Infant SchoolPrimary694m
- Sir Isaac Newton Sixth Form Free School16 plus907m
Nearest stops
- Norwich Rail StationRailway station2.0km
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 3AT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.0dB
Night-time· 23:00 – 07:00
42.8dB
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-era1st Floor FlatEPC EPre-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 £820 · 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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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 13 Heigham Road is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR2 3AT. 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 Heigham Road. 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 Heigham Road was lodged in November 2009 at band E and expired in November 2019, so a new one is needed to sell or let. 2 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 Heigham Road. 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 3AT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 13 Heigham Road 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 13 Heigham Road, Norwich, NR2 3AT. Each answer is also embedded as structured data for search engines.
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- Every home in NR2 3ATSold prices, values and energy ratings for the postcode
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