What kind of home is 12 Pigeon Lane, IP28 6JP?

12 Pigeon Lane, IP28 6JP is a 3-bedroom semi-detached house.

What was the last sold price for 12 Pigeon Lane, IP28 6JP?

12 Pigeon Lane, IP28 6JP last sold for £310,000 in February 2024, around 2 years ago. Before that, it sold for £232,500 in April 2015, so prices have been rising over 9 years on record. Source: HM Land Registry.

How has the value of 12 Pigeon Lane, IP28 6JP changed over time?

Across 2 sales between April 2015 and February 2024, 12 Pigeon Lane, IP28 6JP rose from £232,500 to £310,000, a change of £77,500. That works out to roughly +3.3% per year compounded over 9 years. Source: HM Land Registry.

What is the EPC rating for 12 Pigeon Lane, IP28 6JP?

The current EPC rating for 12 Pigeon Lane, IP28 6JP is C with a score of 70 out of 100, lodged in February 2026. It has improved from a D recorded in January 2015. The assessor estimates the property could reach a B. Source: EPC Register.

How big is 12 Pigeon Lane, IP28 6JP?

12 Pigeon Lane, IP28 6JP has a recorded floor area of 100 m² (1,076 sq ft), around 33 m² per bedroom. That makes it about 32% larger than the median EPC-recorded property in IP28 6JP. Source: EPC Register.

What heating system does 12 Pigeon Lane, IP28 6JP use?

The latest EPC at 12 Pigeon Lane, IP28 6JP records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 12 Pigeon Lane, IP28 6JP?

12 Pigeon Lane, IP28 6JP is in council tax band B. That sits at the lower end of the A-H ladder, typically reflecting smaller floor areas or lower 1991 valuations.

Which area is 12 Pigeon Lane, IP28 6JP in?

12 Pigeon Lane, IP28 6JP sits in Fornham All Saints, Bury St. Edmunds, Bury St Edmunds. It falls within the IP28 postcode district in Suffolk.

How safe is the area around 12 Pigeon Lane, IP28 6JP?

Police records around 12 Pigeon Lane, IP28 6JP show an average of 3 reported crimes per month over the last 7 months. Violent crime makes up roughly 55% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

What schools are near 12 Pigeon Lane, IP28 6JP?

The closest primary school to 12 Pigeon Lane, IP28 6JP is Howard Community Academy (1.5km), one of 4 primaries within walking distance. The closest secondary is St Benedict's Catholic School (1.8km), with 5 secondaries in the surrounding area.

What is the nearest station to 12 Pigeon Lane, IP28 6JP?

The closest bus stop to 12 Pigeon Lane, IP28 6JP is Post Office, 282m away. In total there are 30 bus stops within the surrounding area.

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12 Pigeon Lane, Fornham All Saints, Bury St Edmunds, IP28 6JP

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

100 m²

1076 sq ft

Energy rating

Score 70

Council tax

Band B

Tenure

Owner Occupied

Overview

About 12 Pigeon Lane

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

12 Pigeon Lane is a three-bedroom semi-detached house in Fornham All Saints, Bury St. Edmunds, Bury St Edmunds (IP28 6JP). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (February 2026) shows a C (score 70). When first surveyed in January 2015 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency dropped from Average to Poor. The recommended improvements would push it to B (score 82). This certificate was lodged in the last six months, so the rating reflects current condition.

At 100 m² the property is well over the postcode median (74 m² across 28 EPCs), placing it in the larger end of the local stock. Its energy rating outperforms most of the postcode (better than 75% of similar EPCs). Across 2015–2024, sale prices on this property compounded at 3.3% per year. Sold February 2024 for £310,000.

Before you offer

Know exactly what you're buying at 12 Pigeon Lane

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby

£14.99

Trusted by UK homebuyers

Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

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

Bedrooms3
Bathrooms2
Open-plan layoutYes
Dining roomYes
Utility roomYes

Outside

Private gardenYes
DrivewayYes

Building

Heating systemGas

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)

Feb 2026

EPC Rating

C70

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Poor

CO2 Emissions

3.3 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Feb 2026from Jan 2015

EPC improved fromD64toC70

Roof Insulation

InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting

27%81%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 12 Pigeon Lane, Fornham All Saints, Bury St Edmunds, IP28 6JP, sourced from the PlanIt planning register.

12 Pigeon Lane has no planning applications on record.

Notable planning nearby

2applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at 12 Pigeon Lane

Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.

Larger development activity nearby

£14.99

30-day money-back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

12 Pigeon Lane valuation sits well clear of the typical sold price in this postcode.

Current estimate

£335,000

Modelled from EPC, postcode comparables and a sale-price growth of 3.3% per year over 9 years.

See how we calculated this

Last sold (2024)

£310,000

Growth on file: 3.3% per year over 9 years.

Sales timeline

15 February 2024Most recent
£310,000
+33.3%over 8 years
16 April 2015
£232,500

Median price across the last 5 sales in IP28 6JP: £295,000 (2025–2023).

Nearby sales in IP28 6JP

Before you offer

Everything we know about 12 Pigeon Lane, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

What we flagged

Larger development activity nearby

£14.99

Trusted by UK homebuyers

On the street

Versus other Pigeon Lane homes

Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 12 Pigeon Lane lags the street by a wide margin.

Price per m²

£3,100

Street avg £3,659

Below

Floor Area

100 m²

Street avg 74 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

3.3 t/year

Street avg 4.3 t/year

Above

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£336k

1 Bury Road, Flempton

IP28 6EJ

3 bed1 bath

£415k

1 Carnoustie Drive, Fornham St Martin

IP28 6UU

3 bed2 bath

£465k

1 Chimney Mills, West Stow

IP28 6ES

3 bed

£360k

1 Church Cottages, School Road, Risby

IP28 6RQ

2 bed

£373k

1 Benyon Gardens, Culford

IP28 6EA

2 bed1 bath

£245k

1 Cavenham Road, Tuddenham

IP28 6SE

2 bed1 bath

£537k

1 Chestnut Close, Barton Mills

IP28 6AF

4 bed3 bath

£549k

1 Cornwallis Close, West Stow

IP28 6EU

4 bed2 bath

Area

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.

Full Bury St Edmunds report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

3/mo

Steady year-on-year across the wider district.

Nearest stop

0.3 km

Post Office — bus stop.

Closest school

1.5 km

Howard Community Academy. 9 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP28 6JP from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

48.0dB

Low

Night-time road noise heatmap for IP28 6JP

Night-time· 23:00 – 07:00

41.0dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Pigeon Lane, Fornham All Saints, Bury St Edmunds, IP28 6JP. Each answer is also embedded as structured data for search engines.