Model valuation£417,0008 Busby Close
Local market context
85a, Tuckswood Lane, Norwich, NR4 6BG
3 sales on record
Estimated value
£141,000
- Since the 2017 sale (£112,500)+25%
- Against NR4 6BG's recent median (£215,000)-34%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 01
Bedrooms
2
Floor area
45 m²
484 sq ft
Energy rating
D
Score 64
Council tax
Band A
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
£141,000
- Against its 2017 sale (£112,500)+25%
- Against NR4 6BG's recent median (£215,000)-34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 45 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR4 6BG. 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
45 m² from the EPC lodged in March 2026
Sales of this home
3 sales recorded, the latest in 2017
Recent sales in NR4 6BG
5 sales, median £215,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | 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.
Sale price has at least doubled since 2004.
Sales timeline
27 April 2017Most recent
£112,500
+12.6%over 2 years19 December 2014
£99,950
+110.4%over 10 years24 October 2004
£47,500
Median price across the last 5 sales in NR4 6BG: £215,000 (2025–2020).
Nearby sales in NR4 6BG
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 85a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85a is a two-bedroom end-of-terrace house in Norwich (NR4 6BG). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1950-1966 and council tax band A. The latest certificate (March 2026) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (May 2009); the latest reading is one band lower. Between certificates, main heating went from Average to Good; while window efficiency dropped from Average to Poor and lighting dropped from Good to Average. The recommended improvements would push it to C (score 71). This certificate was lodged in the last six months, so the rating reflects current condition.
At 45 m² it sits well below the postcode median (79 m² across 34 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Across 2004–2017, sale prices on this property compounded at 7.1% per year. Today's modelled estimate of £141,000 is 25.3% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£232/sq ft) was about 26.4% above the typical sold price in the postcode. Last changed hands 9 years ago, in April 2017.
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 85a
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Mar 2026
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Poor
CO2 Emissions
2.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 March 2036
Property Improvements
Changes detected from historical EPC data
Mar 2026from May 2009
EPC improved fromC71toD64
Low Energy Lighting
50%90%
More low energy lighting installed
Planning history
Applications and permits filed against 85a, Tuckswood Lane, Norwich, NR4 6BG, sourced from the PlanIt planning register.
85a 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 Tuckswood Lane homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 85a lags the street by a wide margin.
EPC Rating
64 (D)
Street avg 73 (C)
Floor Area
45 m²
Street avg 44 m²
CO₂ Emissions
2.0 t/year
Street avg 1.7 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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
142/mo
Steady year-on-year across the wider district.
Nearest stop
2.4 km
Norwich Rail Station — railway station.
Closest school
0.2 km
Tuckswood Academy. 22 schools nearby.
Nearest schools
- Tuckswood AcademyPrimary231m
- Hewett AcademySecondary457m
- Edith Cavell Academy and NurseryPrimary576m
- City of Norwich School, An Ormiston AcademySecondary808m
Nearest stops
- Norwich Rail StationRailway station2.4km
Most reported crime locally
- Violence & Sexual Offences825 reports42%
- Anti-social Behaviour216 reports11%
- Shoplifting195 reports10%
- Criminal Damage & Arson153 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 NR4 6BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.6dB
Night-time· 23:00 – 07:00
44.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Mid 20th century1st Floor MaisonetteEPC 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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£360k
1 Brentwood
NR4 6PN
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£389k
1 Atmere Close
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1 Boileau Close
NR4 6RJ
3 bed2 bath
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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 85a is modelled from its 45 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR4 6BG. 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 85a. 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 85a was lodged in March 2026 at band D and is valid until March 2036. 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 85a. 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 14 months, which places each incident at an approximate point. The 22 schools and 1 stop listed are measured in a straight line from NR4 6BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85a 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 85a, Tuckswood Lane, Norwich, NR4 6BG. Each answer is also embedded as structured data for search engines.
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- Every home in NR4 6BGSold prices, values and energy ratings for the postcode
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- 85a, Tuckswood Lane, Norwich valuationHow the estimate is built and what moves it
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