Model valuation£417,0008 Busby Close
Local market context
2b, Beecheno Road, Norwich, NR5 8TJ
Estimated value
£217,000
- Since the 2021 sale (£270,000)-20%
- Against NR5 8TJ's recent median (£93,500)+132%
Newest record on this page: October 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
92 m²
990 sq ft
Energy rating
C
Score 71
Council tax
Band A
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
£217,000
- Against its 2021 sale (£270,000)-20%
- Against NR5 8TJ's recent median (£93,500)+132%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2b is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR5 8TJ. 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
92 m² from the EPC lodged in December 2020
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in NR5 8TJ
3 sales, median £93,500 (2022–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2022 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
12 September 2021Most recent
£270,000
Median price across the last 3 sales in NR5 8TJ: £93,500 (2022–2011).
What this page doesn't show
1 potential issue has already been flagged for 2b, Beecheno Road, Norwich, NR5 8TJ. 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 8TJ). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1976-1982 and council tax band A. The latest certificate (December 2020) shows a C (score 71). When first surveyed in December 2008 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Very Poor to Good and lighting went from Average to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 85).
Today's modelled estimate of £217,000 is 19.6% below the 2021 sale of £270,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£273/sq ft) was about 122.5% above the typical sold price in the postcode. At 92 m² the property is well over the postcode median (70 m² across 13 EPCs), placing it in the larger end of the local stock. Most recent transfer: September 2021 at £270,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
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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.
Current Certificate(1 of 2)
Dec 2020
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 December 2030
Property Improvements
Changes detected from historical EPC data
Dec 2020from Dec 2008
EPC improved fromE50toC71
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
41%80%
More low energy lighting installed
Planning history
Applications and permits filed against 2b, Beecheno Road, Norwich, NR5 8TJ, sourced from the PlanIt planning register.
2b 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 Beecheno Road homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
On floor area, 2b stands well clear of the street.
Price per m²
£2,935
Street avg £1,946
Floor Area
92 m²
Street avg 71 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.1 t/year
Street avg 3.1 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
229/mo
Falling year-on-year across the wider district.
Closest school
0.4 km
Valley Primary Academy. 24 schools nearby.
Nearest schools
- Valley Primary AcademyPrimary372m
- Norwich Primary AcademyPrimary431m
- Clover Hill VA Infant and Nursery SchoolPrimary704m
- West Earlham Infant and Nursery SchoolPrimary790m
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 8TJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.2dB
Night-time· 23:00 – 07:00
41.4dB
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 centurySemi-Detached HouseEPC C
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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 2b is modelled from its 92 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in NR5 8TJ. 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 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 December 2020 at band C and is valid until December 2030. 2 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 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 24 schools and 0 stops listed are measured in a straight line from NR5 8TJ, 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 A. 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, Beecheno Road, Norwich, NR5 8TJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in NR5 8TJSold prices, values and energy ratings for the postcode
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- 2b, Beecheno Road, Norwich valuationHow the estimate is built and what moves it
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