Model valuation£417,0008 Busby Close
Local market context
22 Woodhill Rise, Norwich, NR5 0DN
EPC B1 planning record
Estimated value
£310,000
- Since the 2024 sale (£240,000)+29%
- Against NR5 0DN's recent median (£250,000)+24%
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
90 m²
969 sq ft
Energy rating
B
Score 90
Council tax
Band C
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
£310,000
- Against its 2024 sale (£240,000)+29%
- Against NR5 0DN's recent median (£250,000)+24%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Woodhill Rise is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in NR5 0DN. 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
90 m² from the EPC lodged in February 2025
Sales of this home
2 sales recorded, the latest in 2024
Recent sales in NR5 0DN
5 sales, median £250,000 (2023–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 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.
Sale price has grown by over 3x since 1999.
Sales timeline
21 May 2024Most recent
£240,000
+275.0%over 24 years5 November 1999
£64,000
Median price across the last 5 sales in NR5 0DN: £250,000 (2023–2019).
Nearby sales in NR5 0DN
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 22 Woodhill Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Woodhill Rise is a detached house in Norwich (NR5 0DN). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1967-1975 and council tax band C. The latest certificate (February 2025) returns a high B (score 90), putting the home a stone's throw from an A rating. When first surveyed in July 2023 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency went from Good to Very Good, roof efficiency went from Good to Very Good and main heating went from Good to Very Good; while lighting dropped from Very Good to Good.
At 90 m² it's 29.2% larger than the typical home in the postcode (70 m² median across 12 EPCs). On energy efficiency it sits in the top 10% of properties in this postcode. One planning record on file: an extension approved in 2024. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Across 1999–2024, sale prices on this property compounded at 5.5% per year. Today's modelled estimate of £310,000 is 29.2% above the 2024 sale price. Most recent transfer: May 2024 at £240,000.
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Everything you need to know about 22 Woodhill Rise
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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.
22 Woodhill Rise ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 3)
Feb 2025
EPC Rating
A
B
B90
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.0 t/year
Occupancy
—
Certificate validity
Valid until 26 February 2035
Property Improvements
Changes detected from historical EPC data
Nov 2024from Jul 2023
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Feb 2025from Nov 2024
EPC improved fromC70toB90
Windows
Full DoubleHigh Performance
High performance glazing installed
Walls
AverageVery Good
Wall insulation improved
Planning history
Applications and permits filed against 22 Woodhill Rise, Norwich, NR5 0DN, sourced from the PlanIt planning register.
1 application on record at 22 Woodhill Rise, Norwich, NR5 0DN
1decisions1extensions
- Jun 2024Garage ConversionFullOutcome in report
Extension: Single storey · Rear of property
Single storey rear extension, conversion of garage to bedroom, and raise garage roof to be level with rear extension roof.
Extension- Reference
- 24/00436/F
Unlock 22 Woodhill Rise, Norwich, NR5 0DN'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
- What the pattern means for extending or converting here
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Versus other Woodhill Rise homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On years held, 22 Woodhill Rise runs well behind the street norm.
Price per m²
£2,667
Street avg £2,875
Floor Area
90 m²
Street avg 72 m²
CO₂ Emissions
2.0 t/year
Street avg 2.8 t/year
Years Held
2 years
Street avg 12 years
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
229/mo
Falling year-on-year across the wider district.
Closest school
0.3 km
Valley Primary Academy. 23 schools nearby.
Nearest schools
- Valley Primary AcademyPrimary297m
- Norwich Primary AcademyPrimary839m
- Clover Hill VA Infant and Nursery SchoolPrimary885m
- Henderson Green Primary AcademyPrimary1.3km
Most reported crime locally
- Violence & Sexual Offences1,276 reports43%
- Shoplifting353 reports12%
- Anti-social Behaviour352 reports12%
- Criminal Damage & Arson281 reports9%
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 NR5 0DN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.3dB
Night-time· 23:00 – 07:00
39.8dB
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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Late 20th centuryDetached BungalowEPC B
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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 22 Woodhill Rise is modelled from its 90 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in NR5 0DN. 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. 2 sales are recorded for 22 Woodhill Rise. 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 22 Woodhill Rise was lodged in February 2025 at band B and is valid until February 2035. 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 22 Woodhill Rise. 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 13 months, which places each incident at an approximate point. The 23 schools and 0 stops listed are measured in a straight line from NR5 0DN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Woodhill Rise is in council tax band C. 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 22 Woodhill Rise, Norwich, NR5 0DN. Each answer is also embedded as structured data for search engines.
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- Every home in NR5 0DNSold prices, values and energy ratings for the postcode
- NR 5 property marketPrices, postcodes, schools and transport across the district
- 22 Woodhill Rise, Norwich valuationHow the estimate is built and what moves it
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