Model valuation£417,0008 Busby Close
Local market context
2a, Bridge Farm Lane, Norwich, NR5 8NW
Estimated value
£211,000
- Since the 1998 sale (£45,950)+359%
- Against NR5 8NW's recent median (£218,000)-3%
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
Semi-detached
Habitable rooms
4
From EPC
Floor area
55 m²
592 sq ft
Energy rating
D
Score 57
Council tax
Band B
Tenure
Private Rental
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
£211,000
- Against its 1998 sale (£45,950)+359%
- Against NR5 8NW's recent median (£218,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2a is modelled from its 55 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR5 8NW. 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
55 m² from the EPC lodged in September 2024
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in NR5 8NW
5 sales, median £218,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 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.
2a's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
26 July 1998Most recent
£45,950
Median price across the last 5 sales in NR5 8NW: £218,000 (2025–2016).
Nearby sales in NR5 8NW
What this page doesn't show
1 potential issue has already been flagged for 2a, Bridge Farm Lane, Norwich, NR5 8NW. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 2a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2a is a semi-detached house in Norwich (NR5 8NW). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1983-1990 and council tax band B. The latest certificate (September 2024) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 10 certificates since March 2009. Between certificates, lighting went from Good to Very Good and main heating went from Poor to Average; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 88), a 2-band jump. Main heating runs on electricity.
Untraded for 28 years, with the last transfer in July 1998. 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 £211,000 sits 359.2% above the 1998 sale of £45,950. On a £-per-square-foot basis, the last sale (£78/sq ft) was about 67% below the postcode norm. At 55 m² it's 16.7% smaller than the typical home in the postcode (66 m² median across 7 EPCs).
Before you decide
Everything you need to know about 2a
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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(1 of 10)
Sept 2024
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
5.1 t/year
Occupancy
Rented
Certificate validity
Valid until 8 September 2034
Property Improvements
Changes detected from historical EPC data
Apr 2009from Mar 2009
EPC improved fromD56toE53
Sept 2009from Apr 2009
EPC improved fromE53toD62
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
50%90%
More low energy lighting installed
Jul 2011from Sept 2009
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
90%29%
Low energy lighting percentage decreased
Apr 2012from Jul 2011
Heating System
Gas BoilerStorage Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Heating Controls
FullManual
Heating controls changed
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
29%0%
Low energy lighting percentage decreased
Jul 2020from Apr 2012
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
0%100%
More low energy lighting installed
Jan 2021from Jul 2020
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
100%55%
Low energy lighting percentage decreased
Apr 2022from Jan 2021
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
55%100%
More low energy lighting installed
Sept 2022from Apr 2022
EPC improved fromD67toC69
Heating System
Gas BoilerStorage Heaters
Heating system changed
Main Fuel
GasElectric
Changed to a more efficient fuel source
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Sept 2024from Sept 2022
EPC improved fromC69toD57
Hot Water
Very PoorAverage
Hot water efficiency improved
Planning history
Applications and permits filed against 2a, Bridge Farm Lane, Norwich, NR5 8NW, sourced from the PlanIt planning register.
2a has no planning applications on record.
5
But the area is active
5 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Bridge Farm Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
2a is notably below the street on price per m².
Price per m²
£835
Street avg £2,999
Floor Area
55 m²
Street avg 88 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 4.0 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
229/mo
Falling year-on-year across the wider district.
Closest school
0.5 km
West Earlham Infant and Nursery School. 21 schools nearby.
Nearest schools
- West Earlham Infant and Nursery SchoolPrimary469m
- West Earlham Junior SchoolPrimary469m
- City Academy NorwichSecondary878m
- Norwich Primary AcademyPrimary1.0km
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 8NW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.0dB
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
Get a survey for this property
Level 3 Building Survey
Late 20th centurySemi-Detached HouseEPC DNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£210k
1 Bowthorpe Cottages, Earlham Green Lane
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1 bed1 bath
£209k
1 Bland Road
NR5 8SA
£208k
1 Crummock Road
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£202k
1 Augustus Hare Drive
NR5 8BW
£200k
1 Bridge Farm Lane
NR5 8NW
3 bed
£223k
1 Beverley Road
NR5 8AL
2 bed1 bath
£227k
1 Britannia Court
NR5 8YE
£194k
1 Briar Court, Guardian Road
NR5 8PR
2 bed1 bath
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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 2a is modelled from its 55 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR5 8NW. 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 2a. 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 2a was lodged in September 2024 at band D and is valid until September 2034. 10 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 2a. 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 21 schools and 0 stops listed are measured in a straight line from NR5 8NW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2a is in council tax band B. 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 2a, Bridge Farm Lane, Norwich, NR5 8NW. Each answer is also embedded as structured data for search engines.
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- 2a, Bridge Farm Lane, Norwich valuationHow the estimate is built and what moves it
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