Model valuation£417,0008 Busby Close
Local market context
10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Notable viewsExtendable2 planning records
Estimated value
£211,000
- Since the 2025 sale (£83,000)+154%
- Against IP28 6LR's recent median (£450,000)-53%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathrooms
2
Floor area
57 m²
614 sq ft
Energy rating
D
Score 61
Council tax
Band B
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
£211,000
- Against its 2025 sale (£83,000)+154%
- Against IP28 6LR's recent median (£450,000)-53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 10 Mill Road is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 6LR. 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
57 m² from the EPC lodged in July 2022
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in IP28 6LR
5 sales, median £450,000 (2025–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | 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.
Latest sale on 10 Mill Road was the lowest on Land Registry record across the postcode.
Sales timeline
2 June 2025Most recent
£83,000
Median price across the last 5 sales in IP28 6LR: £450,000 (2025–2011).
Nearby sales in IP28 6LR
Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Jul 2025
£1,720,0009 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Aug 2020
£274,500Mill Cottage, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Nov 2015
£535,0004 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Sept 2011
£200,0003 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Sept 2007
£225,000
What this page doesn't show
1 potential issue has already been flagged for 10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR. 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 10 Mill Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
10 Mill Road is a two-bedroom semi-detached house in Hengrave, Bury St. Edmunds, Bury St Edmunds (IP28 6LR). It has a recorded floor area of 57 m² (around 614 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (July 2022) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in April 2014 the rating was F, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Average to Good, lighting went from Average to Very Good and main heating went from Poor to Good; while window efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 89), a 2-band jump. Other recorded features include notable views and outbuildings. Our model identifies extension potential, subject to local planning policy.
Today's modelled estimate of £211,000 sits 154.2% above the 2025 sale of £83,000. On a £-per-square-foot basis, the last sale (£135/sq ft) was about 38.9% below the postcode norm. A recent sale: £83,000 in June 2025. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations. At 57 m² it sits well below the postcode median (173 m² across 4 EPCs), making it one of the more compact homes locally.
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
- Bedrooms2
- Bathrooms2
- Open-plan layoutYes
- CloakroomYes
- EnsuiteYes
Outside
- Private gardenYes
- OutbuildingsYes
- Notable viewsYes
Building
- Extension potentialPossible
Before you decide
Everything you need to know about 10 Mill Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Jul 2022
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 July 2032
Property Improvements
Changes detected from historical EPC data
Jul 2022from Apr 2014
EPC improved fromF26toD61
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Roof Insulation
PartialInsulated
Roof insulation improved
Low Energy Lighting
36%86%
More low energy lighting installed
Planning history
Applications and permits filed against 10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
2 applications on record at 10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
2decisions1extensions31documents2nearby
Flagged:DemolitionListed building
- Apr 2024Demolition And RebuildFullOutcome in report
Planning application - a. Replacement dwelling (following demolition due to fire); b. alterations to party wall with number 17 Bury Road
- Documents
- 17 docs on file
- Reference
- DC/24/0101/FUL
- More recent applications — locked
- DemolitionApr 2024Decision
Unlock 10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR'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 31 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Mill Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 10 Mill Road runs well behind the street norm.
Price per m²
£1,456
Street avg £3,532
Floor Area
57 m²
Street avg 182 m²
Habitable Rooms
3 rooms
Street avg 7 rooms
CO₂ Emissions
3.2 t/year
Street avg 7.2 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
0.3 km
Hengrave Hall — bus stop.
Closest school
2.9 km
Howard Community Academy. 1 school nearby.
Nearest schools
- Howard Community AcademyPrimary2.9km
Nearest stops
- Hengrave HallBus stop255m
- The GreenBus stop1.5km
- Post OfficeBus stop1.5km
- Three Kings RoundaboutBus 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 6LR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.8dB
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-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) wallsPermanent outbuildings
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · 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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£360k
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2 bed
£384k
1 Benyon Gardens, Culford
IP28 6EA
2 bed1 bath
£321k
1 Bury Road, Flempton
IP28 6EJ
3 bed1 bath
£386k
1 Carnoustie Drive, Fornham St Martin
IP28 6UU
3 bed2 bath
£479k
1 Chimney Mills, West Stow
IP28 6ES
3 bed
£208k
1 Crooked Chimney Row, West Stow
IP28 6HB
£201k
1 Church Lane Close, Barton Mills
IP28 6AX
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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 10 Mill Road is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 6LR. 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 10 Mill Road. 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 10 Mill Road was lodged in July 2022 at band D and is valid until July 2032. 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 10 Mill Road. 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 1 school and 26 stops listed are measured in a straight line from IP28 6LR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 10 Mill Road 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR. Each answer is also embedded as structured data for search engines.
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