Model valuation£417,0008 Busby Close
Local market context
2 Hill Farm Close, Cringleford, Norwich, NR4 6UR
1 planning record
Estimated value
£661,000
- Since the 2000 sale (£225,000)+194%
- Against NR4 6UR's recent median (£309,000)+114%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
180 m²
1938 sq ft
Energy rating
D
Score 59
Council tax
Band G
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
£661,000
- Against its 2000 sale (£225,000)+194%
- Against NR4 6UR's recent median (£309,000)+114%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Hill Farm Close is modelled from its 180 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR4 6UR. 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
180 m² from the EPC lodged in December 2022
Sales of this home
1 sale recorded, the latest in 2000
Recent sales in NR4 6UR
5 sales, median £309,000 (2013–2001)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2013 | 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.
2 Hill Farm Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
5 June 2000Most recent
£225,000
Median price across the last 5 sales in NR4 6UR: £309,000 (2013–2001).
Nearby sales in NR4 6UR
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 2 Hill Farm Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Hill Farm Close is a two-bedroom semi-detached house in Cringleford, Norwich, Norwich (NR4 6UR). It has a recorded floor area of 180 m² (around 1938 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (December 2022) shows a D (score 59), a step below the typical UK home. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include a conservatory and outbuildings.
Untraded for 26 years, with the last transfer in June 2000. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 180 m² the property is well over the postcode median (120 m² across 3 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £661,000 sits 193.8% above the 2000 sale of £225,000. On a £-per-square-foot basis, the last sale (£116/sq ft) was about 40.9% below the postcode norm. One historical planning record sits against the property in 2019.
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
- Bathrooms1
- StudyYes
- ConservatoryYes
Outside
- GarageYes
- OutbuildingsYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 2 Hill Farm Close
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.
2 Hill Farm Close's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Dec 2022EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
8.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 20 December 2032
Planning history
Applications and permits filed against 2 Hill Farm Close, Cringleford, Norwich, NR4 6UR, sourced from the PlanIt planning register.
1 application on record at 2 Hill Farm Close, Cringleford, Norwich, NR4 6UR
1decisions8documents
- May 2019Tree WorksTreesOutcome in report
Spruce (T1) - Fell
- Documents
- 8 docs on file
- Reference
- 2019/0887
Unlock 2 Hill Farm Close, Cringleford, Norwich, NR4 6UR'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
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hill Farm Close homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Hill Farm Close is notably below the street on price per m².
Price per m²
£1,250
Street avg £2,298
Floor Area
180 m²
Street avg 114 m²
Habitable Rooms
9 rooms
Street avg 5 rooms
CO₂ Emissions
8.5 t/year
Street avg 5.7 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.
Closest school
0.5 km
Cringleford CE VA Primary School. 13 schools nearby.
Nearest schools
- Cringleford CE VA Primary SchoolPrimary548m
- Cringleford PrepPrimary1.3km
- Eaton Primary SchoolPrimary1.6km
- Bluebell Primary SchoolPrimary2.3km
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 6UR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
53.8dB
Night-time· 23:00 – 07:00
44.6dB
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-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has solid (non-cavity) walls, and has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,155 · 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 2 Hill Farm Close is modelled from its 180 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR4 6UR. 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 2 Hill Farm Close. 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 2 Hill Farm Close was lodged in December 2022 at band D and is valid until December 2032. 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 2 Hill Farm Close. 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 13 schools and 0 stops listed are measured in a straight line from NR4 6UR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Hill Farm Close is in council tax band G. 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 2 Hill Farm Close, Cringleford, Norwich, NR4 6UR. Each answer is also embedded as structured data for search engines.
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- Every home in NR4 6URSold prices, values and energy ratings for the postcode
- NR 4 property marketPrices, postcodes, schools and transport across the district
- 2 Hill Farm Close, Cringleford, Norwich valuationHow the estimate is built and what moves it
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