Model valuation£417,0008 Busby Close
Local market context
85a, Robin Hood Road, Norwich, NR4 6BT
Estimated value
£131,000
- Since the 1999 sale (£31,500)+316%
- Against NR4 6BT's recent median (£160,000)-18%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor Ground
Habitable rooms
3
From EPC
Floor area
39 m²
420 sq ft
Energy rating
C
Score 72
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
£131,000
- Against its 1999 sale (£31,500)+316%
- Against NR4 6BT's recent median (£160,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85a is modelled from its 39 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR4 6BT. 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
39 m² from the EPC lodged in August 2012
Sales of this home
1 sale recorded, the latest in 1999
Recent sales in NR4 6BT
5 sales, median £160,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
85a's modelled value sits at over four times its earliest registered sale price (1999).
Sales timeline
10 June 1999Most recent
£31,500
Median price across the last 5 sales in NR4 6BT: £160,000 (2025–2023).
Nearby sales in NR4 6BT
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 semi-detached house in Norwich (NR4 6BT). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1950-1966 and council tax band A. At 39 m² this is the smallest unit on EPC record across the building (39–117 m²). The building's EPC ratings span F to C, with this unit at the top. The latest certificate (August 2012) shows a C (score 72). The latest certificate is from August 2012, so improvements made since then won't be reflected.
Held since June 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £131,000 sits 315.9% above the 1999 sale of £31,500. On a £-per-square-foot basis, the last sale (£75/sq ft) was about 53.3% below the postcode norm. At 39 m² it sits well below the postcode median (79 m² across 42 EPCs), making it one of the more compact homes locally.
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Everything you need to know about 85a
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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.
85a's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Aug 2022
Current Certificate
Aug 2012EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 23 August 2022
Planning history
Applications and permits filed against 85a, Robin Hood Road, Norwich, NR4 6BT, 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 Robin Hood Road homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 85a runs well behind the street norm.
Price per m²
£808
Street avg £3,293
Floor Area
39 m²
Street avg 46 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.2 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
142/mo
Steady year-on-year across the wider district.
Nearest stop
2.8 km
Norwich Rail Station — railway station.
Closest school
0.2 km
Tuckswood Academy. 21 schools nearby.
Nearest schools
- Tuckswood AcademyPrimary195m
- City of Norwich School, An Ormiston AcademySecondary791m
- Edith Cavell Academy and NurseryPrimary850m
- Hewett AcademySecondary873m
Nearest stops
- Norwich Rail StationRailway station2.8km
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 6BT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.4dB
Night-time· 23:00 – 07:00
42.5dB
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
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Mid 20th centuryGround Floor FlatEPC C
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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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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 85a is modelled from its 39 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR4 6BT. 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 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 August 2012 at band C and expired in August 2022, 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 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 21 schools and 1 stop listed are measured in a straight line from NR4 6BT, 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, Robin Hood Road, Norwich, NR4 6BT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in NR4 6BTSold prices, values and energy ratings for the postcode
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- 85a, Robin Hood Road, Norwich valuationHow the estimate is built and what moves it
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