Model valuation£417,0008 Busby Close
Local market context
20 Bishy Barnebee Way, Norwich, NR5 9HD
Estimated value
£318,000
- Since the 2009 sale (£190,000)+67%
- Against NR5 9HD's recent median (£280,000)+14%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
4
Floor area
118 m²
1270 sq ft
Energy rating
C
Score 74
Council tax
Band D
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
£318,000
- Against its 2009 sale (£190,000)+67%
- Against NR5 9HD's recent median (£280,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 20 Bishy Barnebee Way is modelled from its 118 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in NR5 9HD. 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
118 m² from the EPC lodged in July 2016
Sales of this home
2 sales recorded, the latest in 2009
Recent sales in NR5 9HD
5 sales, median £280,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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.
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
Sales timeline
26 November 2009Most recent
£190,000
-11.6%over 4 years25 August 2005
£214,950
Median price across the last 5 sales in NR5 9HD: £280,000 (2025–2018).
Nearby sales in NR5 9HD
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 20 Bishy Barnebee Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
20 Bishy Barnebee Way is a four-bedroom detached house in Norwich (NR5 9HD). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to 2003-2006 and council tax band D. The latest certificate (July 2016) shows a C (score 74). The recommended improvements would push it to B (score 84). The latest certificate is from July 2016, so improvements made since then won't be reflected. Other recorded features include outbuildings.
Untraded for 17 years, with the last transfer in November 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 118 m² the property is well over the postcode median (77 m² across 26 EPCs), placing it in the larger end of the local stock. Across 2005–2009, sale prices on this property compounded at -2.9% per year. Today's modelled estimate of £318,000 sits 67.4% above the 2009 sale of £190,000. On a £-per-square-foot basis, the last sale (£150/sq ft) was about 18.4% below the postcode norm.
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
- Bedrooms4
- Bathrooms4
- EnsuiteYes
Outside
- Private gardenRear
- GarageDetached
- OutbuildingsYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 20 Bishy Barnebee Way
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 24 Jul 2026
Current Certificate
Jul 2016EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.3 t/year
Occupancy
Rented
Certificate validity
Expired on 24 July 2026
Planning history
Applications and permits filed against 20 Bishy Barnebee Way, Norwich, NR5 9HD, sourced from the PlanIt planning register.
20 Bishy Barnebee Way has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Bishy Barnebee Way homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
20 Bishy Barnebee Way is notably below the street on price per m².
Price per m²
£1,610
Street avg £2,207
Floor Area
118 m²
Street avg 92 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
3.3 t/year
Street avg 2.6 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
0.9 km
St Michael's VA Junior School. 16 schools nearby.
Nearest schools
- St Michael's VA Junior SchoolPrimary900m
- Chapel Break Infant SchoolPrimary958m
- Clover Hill VA Infant and Nursery SchoolPrimary1.1km
- Costessey Primary SchoolPrimary1.5km
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 9HD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.4dB
Night-time· 23:00 – 07:00
37.1dB
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
21st centuryDetached HouseEPC CPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £955 · 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 20 Bishy Barnebee Way is modelled from its 118 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in NR5 9HD. 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 20 Bishy Barnebee Way. 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 20 Bishy Barnebee Way was lodged in July 2016 at band C and expired in July 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 20 Bishy Barnebee Way. 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 16 schools and 0 stops listed are measured in a straight line from NR5 9HD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 20 Bishy Barnebee Way is in council tax band D. 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 20 Bishy Barnebee Way, Norwich, NR5 9HD. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in NR5 9HDSold prices, values and energy ratings for the postcode
- NR 5 property marketPrices, postcodes, schools and transport across the district
- 20 Bishy Barnebee Way, Norwich valuationHow the estimate is built and what moves it
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