Model valuation£417,0008 Busby Close
Local market context
23 Heigham Road, Norwich, NR2 3AT
3 sales on record1 planning record
Estimated value
£344,000
- Since the 2012 sale (£205,000)+68%
- Against NR2 3AT's recent median (£317,500)+8%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
4
Floor area
99 m²
1066 sq ft
Energy rating
E
Score 41
Council tax
Band C
Tenure
Owner Occupied
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
£344,000
- Against its 2012 sale (£205,000)+68%
- Against NR2 3AT's recent median (£317,500)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Heigham Road is modelled from its 99 m² EPC floor area, its 3 recorded sales 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
99 m² from the EPC lodged in February 2023
Sales of this home
3 sales recorded, the latest in 2012
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 | 1 application | 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 1999.
Sales timeline
16 March 2012Most recent
£205,000
-10.9%over 1 year12 September 2010
£230,000
+194.9%over 11 years27 May 1999
£78,000
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 23 Heigham Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Heigham Road is a four-bedroom mid-terrace house in Norwich (NR2 3AT). It has a recorded floor area of 99 m² (around 1066 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (February 2023) shows an E (score 41), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since June 2010. Between certificates, roof efficiency went from Average to Good, lighting went from Good to Very Good and main heating went from Average to Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to D (score 67).
Across 1999–2012, sale prices on this property compounded at 7.8% per year. Today's modelled estimate of £344,000 sits 67.8% above the 2012 sale of £205,000. On a £-per-square-foot basis, the last sale (£192/sq ft) was about 21.5% above the typical sold price in the postcode. One planning record on file: an extension approved in 2026. Past consents include an extension, meaningful when judging how the property has evolved. 14 years since the last transfer (March 2012). At 99 m² it's 20.5% smaller than the typical home in the postcode (125 m² median across 10 EPCs).
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
Before you decide
Everything you need to know about 23 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.
Current Certificate(1 of 3)
Feb 2023
EPC Rating
A
B
C
D
E
E41
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 February 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Oct 2011
Hot Water
Main SystemImmersion
Hot water system changed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
45%100%
More low energy lighting installed
Ventilation
NaturalExtract
Mechanical ventilation installed
Planning history
Applications and permits filed against 23 Heigham Road, Norwich, NR2 3AT, sourced from the PlanIt planning register.
23 Heigham Road has an approved single-storey rear extension on the planning record.
1 application on record at 23 Heigham Road, Norwich, NR2 3AT
1decisions1extensions2nearby
- Feb 2026ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension.
- Council
- LLC-B7V6F
- Reference
- 26/00014/F
Unlock 23 Heigham Road, Norwich, NR2 3AT's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- What the pattern means for extending or converting here
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Versus other Heigham Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Heigham Road is notably below the street on epc rating.
Price per m²
£2,071
Street avg £2,018
Floor Area
99 m²
Street avg 129 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.6 t/year
Street avg 6.2 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
2.0 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-eraMid-Terrace HouseEPC 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 £955 · 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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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 23 Heigham Road is modelled from its 99 m² EPC floor area, its 3 recorded sales 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. 3 sales are recorded for 23 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 23 Heigham Road was lodged in February 2023 at band E and is valid until February 2033. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 23 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
- 23 Heigham Road is in council tax band C. 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 23 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
- NR 2 property marketPrices, postcodes, schools and transport across the district
- 23 Heigham Road, Norwich valuationHow the estimate is built and what moves it
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