Model valuation£417,0008 Busby Close
Local market context
Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP
4 sales on record2 planning records
Estimated value
£762,000
- Since the 2024 sale (£625,000)+22%
- Against IP28 6DP's recent median (£380,000)+101%
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
Detached
Habitable rooms
9
From EPC
Floor area
255 m²
2745 sq ft
Energy rating
C
Score 78
Council tax
Band F
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
£762,000
- Against its 2024 sale (£625,000)+22%
- Against IP28 6DP's recent median (£380,000)+101%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Toads House is modelled from its 255 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP28 6DP. 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
255 m² from the EPC lodged in June 2025
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in IP28 6DP
5 sales, median £380,000 (2024–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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 1998.
Sales timeline
16 February 2024Most recent
£625,000
+39.4%over 17 years23 March 2006
£448,500
+42.4%over 4 years21 November 2001
£315,000
+57.5%over 3 years5 November 1998
£199,950
Median price across the last 5 sales in IP28 6DP: £380,000 (2024–2022).
Nearby sales in IP28 6DP
Conifers, The Street, Culford, Bury St Edmunds, IP28 6DP
Sold Jun 2024
£400,000Casita, The Street, Culford, Bury St Edmunds, IP28 6DP
Sold Mar 2023
£625,000Sanfields Cottage, The Street, Culford, Bury St Edmunds, IP28 6DP
Sold Sept 2022
£280,00035 The Street, Culford, Bury St Edmunds, IP28 6DP
Sold Aug 2022
£380,000Barfleet, The Street, Culford, Bury St Edmunds, IP28 6DP
Sold Jan 2022
£332,500
What this page doesn't show
1 potential issue has already been flagged for Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn 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 Toads House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Toads House is a detached house in Culford, Bury St. Edmunds, Bury St Edmunds (IP28 6DP). It has a recorded floor area of 255 m² (around 2745 sq ft), construction records dating it to 2003-2006 and council tax band F. The latest certificate (June 2025) shows a C (score 78), near the top of the C band. When first surveyed in March 2015 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Very Good, window efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to B (score 83). Main heating runs on electricity.
At 255 m² the property is well over the postcode median (91 m² across 15 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 80% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and tree works, meaningful when judging how the property has evolved. Across 1998–2024, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £762,000 is 21.9% above the 2024 sale price. Most recent transfer: February 2024 at £625,000.
Before you decide
Everything you need to know about Toads House
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Toads House's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jun 2025
EPC Rating
A
B
C
C78
D
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Average
Windows
Good
CO2 Emissions
1.2 t/year
Occupancy
Rented
Certificate validity
Valid until 15 June 2035
Property Improvements
Changes detected from historical EPC data
Jun 2025from Mar 2015
EPC improved fromE47toC78
Heating System
Gas BoilerHeat Pump
Heat pump installed, significantly improving energy efficiency
Main Fuel
OilElectric
Changed to a more efficient fuel source
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
Full DoubleHigh Performance
High performance glazing installed
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Low Energy Lighting
29%100%
More low energy lighting installed
Planning history
Applications and permits filed against Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP, sourced from the PlanIt planning register.
2 applications on record at Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP
2decisions1extensions21documents2nearby
- Jun 2019Tree WorksTreesOutcome in report
TPO191(1993) - Tree Preservation Order - Fell 1 Oak tree
- Documents
- 3 docs on file
- Reference
- DC/19/1016/TPO
- More recent applications — locked
- ExtensionMay 2024Decision
Unlock Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 21 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other The Street homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for Toads House runs comfortably ahead of the street norm.
Price per m²
£2,451
Street avg £3,162
Floor Area
255 m²
Street avg 129 m²
Habitable Rooms
9 rooms
Street avg 6 rooms
CO₂ Emissions
1.2 t/year
Street avg 6.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bury St Edmunds district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
122/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
School — bus stop.
Nearest stops
- SchoolBus stop144m
- Forest EdgeBus stop863m
- Culford HouseBus stop976m
- ShelterBus stop1.6km
Most reported crime locally
- Violence & Sexual Offences770 reports45%
- Criminal Damage & Arson169 reports10%
- Other Theft140 reports8%
- Anti-social Behaviour135 reports8%
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 IP28 6DP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
42.8dB
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 CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · 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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£527k
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£500k
1 Chestnut Close, Barton Mills
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1 Bakers Way, High Street, Tuddenham
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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 Toads House is modelled from its 255 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP28 6DP. 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 Toads House. 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 Toads House was lodged in June 2025 at band C and is valid until June 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to Toads House. 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 14 months, which places each incident at an approximate point. Schools and stops are measured in a straight line from IP28 6DP. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Toads House is in council tax band F. 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 Toads House, The Street, Culford, Bury St Edmunds, IP28 6DP. Each answer is also embedded as structured data for search engines.
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