Model valuation£417,0008 Busby Close
Local market context
2b, Bridge Farm Lane, Norwich, NR5 8NW
4 sales on record1 planning record
Estimated value
£201,000
- Since the 2016 sale (£161,000)+25%
- Against NR5 8NW's recent median (£231,000)-13%
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
3
From EPC
Floor area
56 m²
603 sq ft
Energy rating
C
Score 69
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
£201,000
- Against its 2016 sale (£161,000)+25%
- Against NR5 8NW's recent median (£231,000)-13%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2b is modelled from its 56 m² EPC floor area, its 4 recorded sales 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
56 m² from the EPC lodged in September 2022
Sales of this home
4 sales recorded, the latest in 2016
Recent sales in NR5 8NW
5 sales, median £231,000 (2025–2015)
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 | 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 1997.
Sales timeline
15 January 2016Most recent
£161,000
+26.8%over 6 years29 September 2009
£127,000
-9.3%over 2 years4 January 2007
£139,950
+229.3%over 9 years1 October 1997
£42,500
Median price across the last 5 sales in NR5 8NW: £231,000 (2025–2015).
Nearby sales in NR5 8NW
What this page doesn't show
1 potential issue has already been flagged for 2b, 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 2b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2b is a semi-detached house in Norwich (NR5 8NW). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1996-2002 and council tax band B. The latest certificate (September 2022) shows a C (score 69), just inside the C band. When first surveyed in April 2009 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Average to Good and lighting went from Good to Very Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would push it to B (score 89). Main heating runs on electricity.
Last changed hands 11 years ago, in January 2016. Across the public record there are 4 sales, relatively high churn for a single property. One planning record on file: an extension approved in 2019. Past consents include an extension, meaningful when judging how the property has evolved. At 56 m² it's 15.2% smaller than the typical home in the postcode (66 m² median across 7 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Across 1997–2016, sale prices on this property compounded at 7.6% per year. Today's modelled estimate of £201,000 is 24.8% above the 2016 sale price.
Before you decide
Everything you need to know about 2b
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Current Certificate(1 of 3)
Sept 2022
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
3.2 t/year
Occupancy
Rented
Certificate validity
Valid until 14 September 2032
Property Improvements
Changes detected from historical EPC data
Jul 2020from Apr 2009
EPC improved fromE53toD56
Windows
AverageGood
Window efficiency improved
Low Energy Lighting
50%100%
More low energy lighting installed
Sept 2022from Jul 2020
EPC improved fromD56toC69
Hot Water
AverageVery Poor
Hot water efficiency decreased
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Planning history
Applications and permits filed against 2b, Bridge Farm Lane, Norwich, NR5 8NW, sourced from the PlanIt planning register.
1 application on record at 2b, Bridge Farm Lane, Norwich, NR5 8NW
1decisions1extensions5nearby
- Dec 2019ExtensionFullOutcome in report
Extension: Side and rear of property
Two storey side extension and single storey rear extension.
- Reference
- 19/01410/F
Unlock 2b, Bridge Farm Lane, Norwich, NR5 8NW'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, plus 5 notable nearby
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
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.
Habitable Rooms for 2b lags the street by a wide margin.
Price per m²
£2,875
Street avg £2,489
Floor Area
56 m²
Street avg 87 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
3.2 t/year
Street avg 4.2 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.
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 CNo 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.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 2b is modelled from its 56 m² EPC floor area, its 4 recorded sales 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. 4 sales are recorded for 2b. 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 2b was lodged in September 2022 at band C and is valid until September 2032. 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 2b. 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
- 2b 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 2b, Bridge Farm Lane, Norwich, NR5 8NW. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in NR5 8NWSold prices, values and energy ratings for the postcode
- NR 5 property marketPrices, postcodes, schools and transport across the district
- 2b, Bridge Farm Lane, Norwich valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales