What type of property is 2 West End Cottages, Tut Hill, IP28 6LE?

2 West End Cottages, Tut Hill, IP28 6LE is a 1-bedroom mid-terrace house, set on a cul-de-sac.

What was the last sold price for 2 West End Cottages, Tut Hill, IP28 6LE?

2 West End Cottages, Tut Hill, IP28 6LE last sold for £205,000 in May 2025, around 1 years ago. Land Registry has 7 sales on record going back to £43,250 in March 1997. Source: HM Land Registry.

How has the value of 2 West End Cottages, Tut Hill, IP28 6LE changed over time?

Across 7 sales between March 1997 and May 2025, 2 West End Cottages, Tut Hill, IP28 6LE rose from £43,250 to £205,000, a change of £161,750. That works out to roughly +5.7% per year compounded over 28 years. Source: HM Land Registry.

What energy rating does 2 West End Cottages, Tut Hill, IP28 6LE have?

The current EPC rating for 2 West End Cottages, Tut Hill, IP28 6LE is D with a score of 68 out of 100, lodged in July 2015. The assessor estimates the property could reach a A. Source: EPC Register.

What is the floor area of 2 West End Cottages, Tut Hill, IP28 6LE?

2 West End Cottages, Tut Hill, IP28 6LE has a recorded floor area of 46 m² (495 sq ft), around 46 m² per bedroom. That makes it about 8% smaller than the median EPC-recorded property in IP28 6LE. Source: EPC Register.

How is 2 West End Cottages, Tut Hill, IP28 6LE heated?

The latest EPC at 2 West End Cottages, Tut Hill, IP28 6LE records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 2 West End Cottages, Tut Hill, IP28 6LE?

2 West End Cottages, Tut Hill, IP28 6LE 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.

Where is 2 West End Cottages, Tut Hill, IP28 6LE located?

2 West End Cottages, Tut Hill, IP28 6LE sits in Fornham All Saints, Bury St. Edmunds, Bury St Edmunds. It falls within the IP28 postcode district in Suffolk.

Is 2 West End Cottages, Tut Hill, IP28 6LE in a safe area?

Police records around 2 West End Cottages, Tut Hill, IP28 6LE show an average of 122 reported crimes per month over the last 14 months. Violent crime makes up roughly 45% of reports, the most common category. The overall trend is falling (24% versus the prior period). Source: Police UK.

Which schools serve 2 West End Cottages, Tut Hill, IP28 6LE?

The closest primary school to 2 West End Cottages, Tut Hill, IP28 6LE is Howard Community Academy (1.2km), 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.

How well connected is 2 West End Cottages, Tut Hill, IP28 6LE?

The closest bus stop to 2 West End Cottages, Tut Hill, IP28 6LE is Three Kings Roundabout, 200m away. In total there are 30 bus stops within the surrounding area.

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2 West End Cottages, Tut Hill, Fornham All Saints, Bury St Edmunds, IP28 6LE

7 sales on record

Estimated value

£205,000

Since the 2025 sale (£205,000)0%
Against IP28 6LE's recent median (£365,000)-44%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Mid terrace

Bedroom

Bathroom

Floor area

46 m²

495 sq ft

Energy rating

Score 68

Council tax

Band B

Tenure

Owner Occupied

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Valuation

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

£205,000

Against its 2025 sale (£205,000)0%
Against IP28 6LE's recent median (£365,000)-44%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 West End Cottages is modelled from its 46 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in IP28 6LE. 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
46 m² from the EPC lodged in July 2015
Sales of this home
7 sales recorded, the latest in 2025
Recent sales in IP28 6LE
5 sales, median £365,000 (2026–2023)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: June 2026	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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

2 West End Cottages has more than quadrupled in price since its earliest registered sale in 1997.

Sales timeline

11 May 2025Most recent
£205,000
+5.1%over 5 years
23 October 2019
£195,000
+20.7%over 4 years
15 October 2015
£161,500
-0.9%over 8 years
26 July 2007
£163,000
+20.7%over 9 months
12 October 2006
£134,995
+87.5%over 4 years
16 November 2001
£72,000
+66.5%over 4 years
31 March 1997
£43,250

Median price across the last 5 sales in IP28 6LE: £365,000 (2026–2023).

Nearby sales in IP28 6LE

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 West End Cottages, Tut Hill, Fornham All Saints, Bury St Edmunds, IP28 6LE. 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

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Overview

About 2 West End Cottages

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

2 West End Cottages is a one-bedroom mid-terrace house in Fornham All Saints, Bury St. Edmunds, Bury St Edmunds (IP28 6LE). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2015) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would lift it to A (score 92), a 3-band jump. The latest certificate is from July 2015, so improvements made since then won't be reflected. Period features are noted in the property record. The home occupies a cul-de-sac position.

Most recent transfer was May 2025 at £205,000 — fresh data. Across 1997–2025, sale prices on this property compounded at 5.7% per year. On a £-per-square-foot basis, the last sale (£414/sq ft) was about 59.2% above the typical sold price in the postcode.

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

Bedrooms1
Bathrooms1
Dining roomYes

Outside

Private gardenYes
ParkingOff road
Cul-de-sacYes

Building

Heating systemGas
Period featuresYes

Before you decide

Everything you need to know about 2 West End Cottages

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

Energy performance

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

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 26 Jul 2025

Current Certificate

Jul 2015

EPC Rating

D68

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

1.9 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 26 July 2025

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against 2 West End Cottages, Tut Hill, Fornham All Saints, Bury St Edmunds, IP28 6LE, sourced from the PlanIt planning register.

2 West End Cottages has no planning applications on record.

But the area is active

2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Tut Hill homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 2 West End Cottages runs comfortably ahead of the street norm.

Price per m²

£4,457

Street avg £3,799

Strongly above

Floor Area

46 m²

Street avg 58 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 4 rooms

Below

CO₂ Emissions

1.9 t/year

Street avg 2.9 t/year

Strongly above

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

122/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Three Kings Roundabout — bus stop.

Closest school

1.2 km

Howard Community Academy. 9 schools nearby.

Nearest schools

Howard Community AcademyPrimary1.2km
Tollgate Primary SchoolPrimary1.7km
St Benedict's Catholic SchoolSecondary1.8km
Bury St Edmunds County High SchoolSecondary1.9km

Nearest stops

Three Kings RoundaboutBus stop200m
Three Kings RoundaboutBus stop230m
Three Kings RoundaboutBus stop243m
The GreenBus stop419m

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.

Noise

Road noise across the postcode

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

Daytime· 07:00 – 23:00

47.6dB

Low

Night-time road noise heatmap for IP28 6LE

Night-time· 23:00 – 07:00

40.0dB

Low

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

Victorian-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls

Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

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

£242k

1 Cavenham Road, Tuddenham

IP28 6SE

2 bed1 bath

£360k

1 Church Cottages, School Road, Risby

IP28 6RQ

2 bed

£384k

1 Benyon Gardens, Culford

IP28 6EA

2 bed1 bath

£321k

1 Bury Road, Flempton

IP28 6EJ

3 bed1 bath

£208k

1 Crooked Chimney Row, West Stow

IP28 6HB

£201k

1 Church Lane Close, Barton Mills

IP28 6AX

£386k

1 Carnoustie Drive, Fornham St Martin

IP28 6UU

3 bed2 bath

£237k

1 Anchor Court, High Street, Tuddenham

IP28 6SZ

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.

Valuation method in detail

How the estimate is made: The estimate for 2 West End Cottages is modelled from its 46 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in IP28 6LE. 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. 7 sales are recorded for 2 West End Cottages. 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 2 West End Cottages was lodged in July 2015 at band D and expired in July 2025, 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 2 West End Cottages. 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. The 9 schools and 30 stops listed are measured in a straight line from IP28 6LE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 2 West End Cottages 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 West End Cottages, Tut Hill, Fornham All Saints, Bury St Edmunds, IP28 6LE. Each answer is also embedded as structured data for search engines.

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