Model valuation£417,0008 Busby Close
Local market context
Keepers Cottage, Hengrave, Bury St Edmunds, IP28 6LX
12 planning records
Estimated value
£476,000
- Since the 2021 sale (£400,000)+19%
- Against IP28 6LX's recent median (£295,000)+61%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
123 m²
1324 sq ft
Energy rating
G
Score 12
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
£476,000
- Against its 2021 sale (£400,000)+19%
- Against IP28 6LX's recent median (£295,000)+61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Keepers Cottage is modelled from its 123 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
123 m² from the EPC lodged in August 2018
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in IP28 6LX
5 sales, median £295,000 (2022–2020)
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 12 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
4 March 2021Most recent
£400,000
Median price across the last 5 sales in IP28 6LX: £295,000 (2022–2020).
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
£258,000Orchard Cottage, Hengrave, Bury St Edmunds, IP28 6LX
Sold Jan 2021
£305,000Grange Farm Croft, Hengrave, Bury St Edmunds, IP28 6LX
Sold Feb 2020
£305,000
What this page doesn't show
2 potential issues have already been flagged for Keepers Cottage, 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 Keepers Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Keepers Cottage is a semi-detached house in Hengrave, Bury St. Edmunds, Bury St Edmunds (IP28 6LX). It has a recorded floor area of 123 m² (around 1324 sq ft) and construction records dating it to 1900-1929. The latest certificate (August 2018) shows a G (score 12), near the bottom of the EPC scale. The rating has held steady at G across 4 certificates since October 2010. Between certificates, lighting went from Very Poor to Poor; while roof efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to B (score 81), a 5-band jump. Main heating runs on oil.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 12 planning records sit against the property, 6 approved, 3 refused. Past consents include an extension, a porch and new windows, meaningful when judging how the property has evolved. The record references listed-building consent and conservation-area consent, which constrain future alterations. Today's modelled estimate of £476,000 is 19% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£302/sq ft) was about 49.6% above the typical sold price in the postcode. Sold March 2021 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about Keepers Cottage
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.
Keepers Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 4)
Aug 2018
EPC Rating
A
B
C
D
E
F
G
G12
Main Heating
Gas
Main Fuel
Oil
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
12.6 t/year
Occupancy
Rented
Certificate validity
Valid until 7 August 2028
Property Improvements
Changes detected from historical EPC data
Mar 2012from Oct 2010
EPC improved fromG18toF24
Low Energy Lighting
5%30%
More low energy lighting installed
Aug 2016from Mar 2012
Hot Water
AveragePoor
Hot water efficiency decreased
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Aug 2018from Aug 2016
EPC improved fromF21toG12
Hot Water
Main SystemImmersion
Hot water system changed
Planning history
Applications and permits filed against Keepers Cottage, Hengrave, Bury St Edmunds, IP28 6LX, sourced from the PlanIt planning register.
A recent planning application at Keepers Cottage was refused — worth checking the council file.
12 applications on record at Keepers Cottage, Hengrave, Bury St Edmunds, IP28 6LX
12decisions5extensions106documents2nearby
Flagged:Listed buildingConservation area
- Apr 2021Tree WorksTreesOutcome in report
Trees in a conservation area notification - one Oak (T1 on plan) one Ash (T2 on plan) one Common Ivy (T3 on plan) and four Goat willow (T4, T5, T6, T7 on plan) - fell
Conservation Area- Documents
- 4 docs on file
- Reference
- DC/21/0564/TCA
- More recent applications — locked
- ConditionsDec 2025Decision
- PorchDec 2025Decision
+ 9 more applications in the report
Unlock Keepers Cottage, 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 (12 on record)
- All 12 applications on this property in full, plus 2 notable nearby
- The 106 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.
On epc rating, Keepers Cottage runs well behind the street norm.
Price per m²
£3,252
Street avg £2,554
Floor Area
123 m²
Street avg 145 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
12.6 t/year
Street avg 5.9 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-eraSemi-Detached HouseEPC GPre-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.
£479k
1 Chimney Mills, West Stow
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£500k
1 Chestnut Close, Barton Mills
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4 bed3 bath
£527k
1 Cornwallis Close, West Stow
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4 bed2 bath
£416k
1 Bakers Way, High Street, Tuddenham
IP28 6SL
£386k
1 Carnoustie Drive, Fornham St Martin
IP28 6UU
3 bed2 bath
£384k
1 Benyon Gardens, Culford
IP28 6EA
2 bed1 bath
£595k
1 Birkdale Court, Fornham St Martin
IP28 6XF
£360k
1 Church Cottages, School Road, Risby
IP28 6RQ
2 bed
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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 Keepers Cottage is modelled from its 123 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 Keepers Cottage. 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 Keepers Cottage was lodged in August 2018 at band G and is valid until August 2028. 4 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 12 applications are matched to Keepers Cottage. 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 Keepers Cottage, Hengrave, Bury St Edmunds, IP28 6LX. Each answer is also embedded as structured data for search engines.
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