Model valuation£417,0008 Busby Close
Local market context
Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
7 planning records
Estimated value
£1,009,000
- Since the 2025 sale (£1,720,000)-41%
- Against IP28 6LR's recent median (£274,500)+268%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
316 m²
3401 sq ft
Energy rating
D
Score 62
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
£1,009,000
- Against its 2025 sale (£1,720,000)-41%
- Against IP28 6LR's recent median (£274,500)+268%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Pillbox Farm is modelled from its 316 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
316 m² from the EPC lodged in October 2015
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in IP28 6LR
5 sales, median £274,500 (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 7 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 Pillbox Farm was the highest on Land Registry record across the postcode.
Sales timeline
31 July 2025Most recent
£1,720,000
Median price across the last 5 sales in IP28 6LR: £274,500 (2025–2011).
Nearby sales in IP28 6LR
10 Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
Sold Jun 2025
£83,0009 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
2 potential issues have already been flagged for Pillbox Farm, 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
- A planning decision worth checkingIn 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 Pillbox Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Pillbox Farm is a detached house in Hengrave, Bury St. Edmunds, Bury St Edmunds (IP28 6LR). It has a recorded floor area of 316 m² (around 3401 sq ft). The latest certificate (October 2015) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74). Main heating runs on electricity. The latest certificate is from October 2015, so improvements made since then won't be reflected.
Today's modelled estimate of £1,009,000 is 41.3% below the 2025 sale of £1,720,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£506/sq ft) was about 168.6% above the typical sold price in the postcode. At 316 m² the property is well over the postcode median (74 m² across 4 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold July 2025 for £1,720,000. 7 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations.
Before you decide
Everything you need to know about Pillbox Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyA planning decision worth checking
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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.
Pillbox Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Oct 2025
Current Certificate
Oct 2015EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
7.4 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 October 2025
Planning history
Applications and permits filed against Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR, sourced from the PlanIt planning register.
A recent planning application at Pillbox Farm was refused — worth checking the council file.
7 applications on record at Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
7decisions1extensions54documents2nearby
Flagged:Conservation area
- Apr 2015ExtensionFullOutcome in report
Extension: Side of property
Householder Planning Application - Single and two storey side extensions
- Documents
- 9 docs on file
- Reference
- DC/15/0296/HH
- More recent applications — locked
- OutlineMar 2026Decision
- Tree WorksFeb 2025Decision
+ 4 more applications in the report
Unlock Pillbox Farm, 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 (7 on record)
- All 7 applications on this property in full, plus 2 notable nearby
- The 54 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
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Versus other Mill Road homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Pillbox Farm runs comfortably ahead of the street norm.
Price per m²
£5,443
Street avg £2,535
Floor Area
316 m²
Street avg 117 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
7.4 t/year
Street avg 6.1 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
Detached HouseEPC DDetached over 300m²No mains gas
Because the property is a large detached home over 300m² and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,645 · 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 Pillbox Farm is modelled from its 316 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 Pillbox Farm. 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 Pillbox Farm was lodged in October 2015 at band D and expired in October 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. 7 applications are matched to Pillbox Farm. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR. Each answer is also embedded as structured data for search engines.
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