Model valuation£417,0008 Busby Close
Local market context
28 Church Lane, Eaton, Norwich, NR4 6NY
3 sales on record1 planning record
Estimated value
£446,000
- Since the 2023 sale (£430,000)+4%
- Against NR4 6NY's recent median (£620,000)-28%
Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
122 m²
1313 sq ft
Energy rating
D
Score 67
Council tax
Band E
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
£446,000
- Against its 2023 sale (£430,000)+4%
- Against NR4 6NY's recent median (£620,000)-28%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 28 Church Lane is modelled from its 122 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR4 6NY. 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
122 m² from the EPC lodged in June 2023
Sales of this home
3 sales recorded, the latest in 2023
Recent sales in NR4 6NY
5 sales, median £620,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2024 | 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.
Price for 28 Church Lane has grown more than fourfold since the 2000 starting point.
Sales timeline
10 July 2023Most recent
£430,000
+596.4%over 22 years15 August 2000
£61,750
-20.8%15 August 2000
£78,000
Median price across the last 5 sales in NR4 6NY: £620,000 (2024–2022).
Nearby sales in NR4 6NY
58 Church Lane, Eaton, Norwich, NR4 6NY
Sold Aug 2024
£487,50048 Church Lane, Eaton, Norwich, NR4 6NY
Sold Jun 2024
£620,00077 Church Lane, Eaton, Norwich, NR4 6NY
Sold Feb 2024
£1,055,00024 Church Lane, Eaton, Norwich, NR4 6NY
Sold Jan 2024
£520,00054 Church Lane, Eaton, Norwich, NR4 6NY
Sold Oct 2022
£690,000
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 28 Church Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
28 Church Lane is a four-bedroom detached house in Eaton, Norwich, Norwich (NR4 6NY). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (June 2023) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 82), a 2-band jump.
One planning record on file: an extension approved in 2025. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2000–2023, sale prices on this property compounded at 7.7% per year. On a £-per-square-foot basis, the last sale (£327/sq ft) was about 21.2% above the typical sold price in the postcode. At 122 m² it's 25.8% smaller than the typical home in the postcode (165 m² median across 26 EPCs). Sold July 2023 for £430,000.
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
- Bathrooms1
Before you decide
Everything you need to know about 28 Church Lane
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
Jun 2023EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 June 2033
Planning history
Applications and permits filed against 28 Church Lane, Eaton, Norwich, NR4 6NY, sourced from the PlanIt planning register.
1 application on record at 28 Church Lane, Eaton, Norwich, NR4 6NY
1decisions1extensions
- Jun 2025Loft ConversionFullOutcome in report
Extension: Rear of property
Rear double-storey extension and loft conversion.
- Council
- LLC-8JNS4
Extension- Reference
- 25/00377/F
Unlock 28 Church Lane, Eaton, Norwich, NR4 6NY's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- What the pattern means for extending or converting here
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Versus other Church Lane homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
28 Church Lane is notably below the street on years held.
Price per m²
£3,525
Street avg £3,477
Floor Area
122 m²
Street avg 186 m²
Habitable Rooms
6 rooms
Street avg 7 rooms
CO₂ Emissions
4.6 t/year
Street avg 6.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
142/mo
Steady year-on-year across the wider district.
Closest school
0.6 km
Eaton Primary School. 17 schools nearby.
Nearest schools
- Eaton Primary SchoolPrimary566m
- City of Norwich School, An Ormiston AcademySecondary1.5km
- Cringleford CE VA Primary SchoolPrimary1.5km
- University Technical College NorfolkSecondary1.7km
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 6NY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.7dB
Night-time· 23:00 – 07:00
39.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Late 20th centuryDetached HouseEPC 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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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 28 Church Lane is modelled from its 122 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in NR4 6NY. 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 28 Church Lane. 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 28 Church Lane was lodged in June 2023 at band D and is valid until June 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 28 Church Lane. 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 17 schools and 0 stops listed are measured in a straight line from NR4 6NY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 28 Church Lane is in council tax band E. 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 28 Church Lane, Eaton, Norwich, NR4 6NY. Each answer is also embedded as structured data for search engines.
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- Every home in NR4 6NYSold prices, values and energy ratings for the postcode
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- 28 Church Lane, Eaton, Norwich valuationHow the estimate is built and what moves it
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