Model valuation£417,0008 Busby Close
Local market context
Charmans Cottage, School Road, Risby, Bury St Edmunds, IP28 6RQ
Estimated value
£314,000
- Against IP28 6RQ's recent median (£650,000)-52%
Newest record on this page: February 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
126 m²
1356 sq ft
Energy rating
E
Score 45
Council tax
Band C
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
£314,000
- Against IP28 6RQ's recent median (£650,000)-52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Charmans Cottage is modelled from its 126 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 6RQ. 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
126 m² from the EPC lodged in April 2019
Sales of this home
No sale recorded since 1995
Recent sales in IP28 6RQ
5 sales, median £650,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Charmans Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
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 6RQ: £650,000 (2025–2020).
Nearby sales in IP28 6RQ
West Glebe, School Road, Risby, Bury St Edmunds, IP28 6RQ
Sold Feb 2025
£325,000Gate House Cottage, School Road, Risby, Bury St Edmunds, IP28 6RQ
Sold Oct 2022
£200,000Melrose, School Road, Risby, Bury St Edmunds, IP28 6RQ
Sold Sept 2022
£846,000New Leaf Wood, School Road, Risby, Bury St Edmunds, IP28 6RQ
Sold Jan 2021
£725,000Church House, School Road, Risby, Bury St Edmunds, IP28 6RQ
Sold Dec 2020
£650,000
What this page doesn't show
1 potential issue has already been flagged for Charmans Cottage, School Road, Risby, Bury St Edmunds, IP28 6RQ. 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 Charmans Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Charmans Cottage is a semi-detached house in Risby, Bury St. Edmunds, Bury St Edmunds (IP28 6RQ). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (April 2019) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2018. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would lift it to A (score 92), a 4-band jump. Main heating runs on oil.
At 126 m² it sits well below the postcode median (247 m² across 10 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs).
Before you decide
Everything you need to know about Charmans Cottage
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.
Charmans Cottage's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate(1 of 2)
Apr 2019
EPC Rating
A
B
C
D
E
E45
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Good
CO2 Emissions
7.4 t/year
Occupancy
Rented
Certificate validity
Valid until 14 April 2029
Property Improvements
Changes detected from historical EPC data
Apr 2019from Mar 2018
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against Charmans Cottage, School Road, Risby, Bury St Edmunds, IP28 6RQ, sourced from the PlanIt planning register.
Charmans Cottage has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other School Road homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
Charmans Cottage is notably below the street on floor area.
EPC Rating
45 (E)
Street avg 58 (D)
Floor Area
126 m²
Street avg 306 m²
CO₂ Emissions
7.4 t/year
Street avg 17.3 t/year
Habitable Rooms
5 rooms
Street avg 9 rooms
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
0.1 km
Church — bus stop.
Closest school
0.4 km
Risby Church of England Voluntary Controlled Primary School. 1 school nearby.
Nearest schools
- Risby Church of England Voluntary Controlled Primary SchoolPrimary380m
Nearest stops
- ChurchBus stop71m
- SchoolBus stop313m
- Giles WayBus stop386m
- GreenBus stop490m
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 6RQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
40.8dB
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 EPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£315k
1 Church Meadow, Barton Mills
IP28 6AR
£321k
1 Bury Road, Flempton
IP28 6EJ
3 bed1 bath
£297k
1 Bayfarm Cottage, Bay Farm, Barton Mills
IP28 6BS
£290k
1 Chalkhill Cottages, Barton Mills
IP28 6BN
£343k
1 Barn Cottages, The Green, Fornham All Saints
IP28 6JX
£349k
1 Brooms Barn Cottage, Higham
IP28 6NW
£360k
1 Church Cottages, School Road, Risby
IP28 6RQ
2 bed
£384k
1 Benyon Gardens, Culford
IP28 6EA
2 bed1 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 Charmans Cottage is modelled from its 126 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in IP28 6RQ. 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. No sale is recorded for Charmans Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Charmans Cottage was lodged in April 2019 at band E and is valid until April 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Charmans 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. The 1 school and 14 stops listed are measured in a straight line from IP28 6RQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Charmans Cottage is in council tax band C. 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 Charmans Cottage, School Road, Risby, Bury St Edmunds, IP28 6RQ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in IP28 6RQSold prices, values and energy ratings for the postcode
- IP 28 property marketPrices, postcodes, schools and transport across the district
- Charmans Cottage, School Road, Risby, Bury St Edmunds valuationHow the estimate is built and what moves it
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