Model valuation£417,0008 Busby Close
Local market context
12 Winter Road, Norwich, NR2 3RR
3 sales on record1 planning record
Estimated value
£279,000
- Since the 2021 sale (£252,000)+11%
- Against NR2 3RR's recent median (£248,000)+13%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Floor area
80 m²
861 sq ft
Energy rating
E
Score 42
Council tax
Band B
Tenure
Freehold
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
£279,000
- Against its 2021 sale (£252,000)+11%
- Against NR2 3RR's recent median (£248,000)+13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Winter Road is modelled from its 80 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR2 3RR. 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
80 m² from the EPC lodged in September 2020
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in NR2 3RR
5 sales, median £248,000 (2025–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
8 April 2021Most recent
£252,000
+23.8%over 6 years21 November 2014
£203,500
+19.7%over 4 years17 February 2010
£169,950
Median price across the last 5 sales in NR2 3RR: £248,000 (2025–2025).
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 12 Winter Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Winter Road is a two-bedroom end-of-terrace house in Norwich (NR2 3RR). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1900-1929 and council tax band B. Tenure is freehold. The latest certificate (September 2020) shows an E (score 42), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since November 2009. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to C (score 78), a 2-band jump.
It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs). Across 2010–2021, sale prices on this property compounded at 3.6% per year. Today's modelled estimate of £279,000 is 10.7% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£293/sq ft) was about 45.2% above the typical sold price in the postcode. Most recent transfer: April 2021 at £252,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2010.
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
Outside
- Private gardenYes
Building
- TenureFreehold
- Heating systemGas
Before you decide
Everything you need to know about 12 Winter 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.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 September 2030
Property Improvements
Changes detected from historical EPC data
Sept 2020from Nov 2009
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
SecondaryPartial Double
Windows upgraded, improving insulation
Low Energy Lighting
30%100%
More low energy lighting installed
Planning history
Applications and permits filed against 12 Winter Road, Norwich, NR2 3RR, sourced from the PlanIt planning register.
1 application on record at 12 Winter Road, Norwich, NR2 3RR
1decisions9documents2nearby
- Nov 2010FullOutcome in report
Erection of a detached single storey garden building to replace existing.
- Documents
- 9 docs on file
- Reference
- 10/01813/F
Unlock 12 Winter Road, Norwich, NR2 3RR'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
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Winter Road homes
Four headline reads against 47 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Winter Road is notably below the street on epc rating.
Price per m²
£3,150
Street avg £2,979
Floor Area
80 m²
Street avg 77 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 4.0 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
2.5 km
Norwich Rail Station — railway station.
Closest school
0.4 km
Recreation Road Infant School. 36 schools nearby.
Nearest schools
- Recreation Road Infant SchoolPrimary414m
- Nelson Infant SchoolPrimary614m
- Wensum Junior SchoolPrimary665m
- Avenue Junior SchoolPrimary673m
Nearest stops
- Norwich Rail StationRailway station2.5km
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 3RR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
41.7dB
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-eraEnd-Terrace HouseFreeholdEPC 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 £885 · 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 12 Winter Road is modelled from its 80 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR2 3RR. 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 12 Winter 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 12 Winter Road was lodged in September 2020 at band E and is valid until September 2030. 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 12 Winter 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 36 schools and 1 stop listed are measured in a straight line from NR2 3RR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Winter Road is in council tax band B. 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 12 Winter Road, Norwich, NR2 3RR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in NR2 3RRSold prices, values and energy ratings for the postcode
- NR 2 property marketPrices, postcodes, schools and transport across the district
- 12 Winter Road, Norwich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales