Pillbox Farm, Mill Road, Hengrave, Bury St Edmunds, IP28 6LR
About Pillbox Farm
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.
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. 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.
Know exactly what you're buying at Pillbox Farm
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
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This certificate is over 10 years old and is no longer valid.Expired 21 Oct 2025
EPC Rating
Planning history
A recent planning application at Pillbox Farm was refused — worth checking the council file.
- Mar 2026OutlineIn report
Application for lawful development certificate for proposed use or development - vehicular access and associated driveway
- Agent
- Phil Cobbold Planning Ltd
- Documents
- 8 docs on file
- Reference
- DC/25/1948/CLP
- Feb 2025Tree WorksTreesIn report
Trees in a conservation area notification - seven Pine (marked on plan) fell
- Agent
- Leon brown Arb-agri contracting Ltd
Conservation Area- Documents
- 8 docs on file
- Reference
- DC/25/0117/TCA
We flagged 2 things worth checking at Pillbox Farm
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
- A planning decision worth checking
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Sales history & valuation
Pillbox Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,112,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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
Everything we know about Pillbox Farm, 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
- A planning decision worth checking
Versus other Mill Road homes
EPC Rating for Pillbox Farm runs comfortably ahead of the street norm.
EPC Rating
62 (D)
Street avg 58 (D)
Floor Area
316 m²
Street avg 117 m²
CO₂ Emissions
7.4 t/year
Street avg 6.1 t/year
Habitable Rooms
8 rooms
Street avg 5 rooms
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The neighbourhood at a glance
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
Hengrave Hall — bus stop.
Closest school
2.9 km
Howard Community Academy. 1 school nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.8dB