Model valuation£417,0008 Busby Close
Local market context
Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX
5 planning records
Estimated value
£406,000
- Since the 2020 sale (£305,000)+33%
- Against IP28 6LX's recent median (£295,000)+38%
Newest record on this page: December 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
5
From EPC
Floor area
66 m²
710 sq ft
Energy rating
E
Score 43
Tenure
Private Rental
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
£406,000
- Against its 2020 sale (£305,000)+33%
- Against IP28 6LX's recent median (£295,000)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Grange Farm Croft is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 6LX. 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
66 m² from the EPC lodged in August 2018
Sales of this home
1 sale recorded, the latest in 2020
Recent sales in IP28 6LX
5 sales, median £295,000 (2022–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
28 February 2020Most recent
£305,000
Median price across the last 5 sales in IP28 6LX: £295,000 (2022–2021).
Nearby sales in IP28 6LX
2 Grange Farm Bungalows, Hengrave, Bury St Edmunds, IP28 6LX
Sold Jan 2022
£295,0003 Grange Farm Bungalows, Hengrave, Bury St Edmunds, IP28 6LX
Sold Nov 2021
£275,0001 Grange Farm Bungalows, Hengrave, Bury St Edmunds, IP28 6LX
Sold Sept 2021
£258,000Keepers Cottage, Hengrave, Bury St Edmunds, IP28 6LX
Sold Mar 2021
£400,000Orchard Cottage, Hengrave, Bury St Edmunds, IP28 6LX
Sold Jan 2021
£305,000
What this page doesn't show
2 potential issues have already been flagged for Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Environmental risk flaggedIn 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 Grange Farm Croft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Grange Farm Croft is a detached house in Hengrave, Bury St. Edmunds, Bury St Edmunds (IP28 6LX). It has a recorded floor area of 66 m² (around 710 sq ft) and construction records dating it to before 1900. The latest certificate (August 2018) shows an E (score 43), well below the UK norm with real room to improve. When first surveyed in June 2010 the rating was F, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Very Poor to Poor and main heating went from Poor to Average; while wall efficiency dropped from Good to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would lift it to A (score 108), a 4-band jump. Main heating runs on oil.
5 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references listed-building consent and conservation-area consent, which constrain future alterations. At 66 m² it sits well below the postcode median (144 m² across 6 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £406,000 is 33.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£429/sq ft) was about 112.6% above the typical sold price in the postcode. Most recent transfer: February 2020 at £305,000.
Before you decide
Everything you need to know about Grange Farm Croft
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearbyEnvironmental risk flagged
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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)
Aug 2018
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
5.0 t/year
Occupancy
Rented
Certificate validity
Valid until 7 August 2028
Property Improvements
Changes detected from historical EPC data
Aug 2018from Jun 2010
EPC improved fromF37toE43
Main Fuel
ElectricOil
Fuel source changed
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main SystemImmersion (Off-Peak)
Hot water system changed
Low Energy Lighting
80%50%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX, sourced from the PlanIt planning register.
Grange Farm Croft has been extended on multiple sides of the property across separate planning applications.
5 applications on record at Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX
5decisions2extensions66documents2nearby
Flagged:Listed buildingConservation area
- Oct 2019Tree WorksTreesOutcome in report
Trees in a Conservation Area Notification - T1 - Ash - Fell
- Documents
- 3 docs on file
- Reference
- DC/19/1871/TCA
- More recent applications — locked
- ExtensionDec 2022Decision
- ConditionsNov 2022Decision
+ 2 more applications in the report
Unlock Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full, plus 2 notable nearby
- The 66 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Grange Farm Croft outperforms the street on price per m² by a wide margin.
Price per m²
£4,621
Street avg £2,326
Floor Area
66 m²
Street avg 155 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
5.0 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
0.5 km
Hengrave Hall — bus stop.
Nearest stops
- Hengrave HallBus stop484m
- ChurchBus stop1.3km
- Cornwallis CloseBus stop1.5km
- Telephone BoxBus stop1.9km
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 6LX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.7dB
Night-time· 23:00 – 07:00
38.7dB
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-eraDetached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£416k
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IP28 6SL
£386k
1 Carnoustie Drive, Fornham St Martin
IP28 6UU
3 bed2 bath
£384k
1 Benyon Gardens, Culford
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2 bed1 bath
£360k
1 Church Cottages, School Road, Risby
IP28 6RQ
2 bed
£349k
1 Brooms Barn Cottage, Higham
IP28 6NW
£479k
1 Chimney Mills, West Stow
IP28 6ES
3 bed
£343k
1 Barn Cottages, The Green, Fornham All Saints
IP28 6JX
£500k
1 Chestnut Close, Barton Mills
IP28 6AF
4 bed3 bath
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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 Grange Farm Croft is modelled from its 66 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in IP28 6LX. 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 Grange Farm Croft. 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 Grange Farm Croft was lodged in August 2018 at band E and is valid until August 2028. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Grange Farm Croft. 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. Schools and stops are measured in a straight line from IP28 6LX. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX. Each answer is also embedded as structured data for search engines.
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