Model valuation£417,0008 Busby Close
Local market context
The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH
4 planning records
Estimated value
£358,000
- Since the 2016 sale (£290,000)+23%
- Against IP28 6SH's recent median (£450,000)-20%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathrooms
2
Floor area
161 m²
1733 sq ft
Energy rating
D
Score 67
Council tax
Band E
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
£358,000
- Against its 2016 sale (£290,000)+23%
- Against IP28 6SH's recent median (£450,000)-20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for The Manor is modelled from its 161 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 6SH. 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
161 m² from the EPC lodged in November 2008
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in IP28 6SH
5 sales, median £450,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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.
Sales timeline
14 September 2016Most recent
£290,000
-17.4%over 8 years2 April 2008
£351,000
Median price across the last 5 sales in IP28 6SH: £450,000 (2024–2021).
Nearby sales in IP28 6SH
The Manor, Apartment 10, Herringswell, Bury St Edmunds, IP28 6SH
Sold Dec 2024
£340,000The Manor, Apartment 2, Herringswell, Bury St Edmunds, IP28 6SH
Sold Oct 2023
£502,500The Manor, Apartment 1, Herringswell, Bury St Edmunds, IP28 6SH
Sold Sept 2022
£650,000The Manor, Blacksmiths Cottage, Herringswell, Bury St Edmunds, IP28 6SH
Sold Feb 2022
£450,000The Manor, Apartment 7, Herringswell, Bury St Edmunds, IP28 6SH
Sold Jan 2021
£165,000
What this page doesn't show
1 potential issue has already been flagged for The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH. 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 The Manor
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
The Manor is a two-bedroom mid-terrace house in Herringswell, Bury St. Edmunds, Bury St Edmunds (IP28 6SH). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 2007 onwards and council tax band E. At 161 m² this is the 11th smallest of 15 units on EPC record in The Manor, where floor areas span 60–220 m². The building's EPC ratings span G to C across 15 units on file. The latest certificate (November 2008) shows a D (score 67), on the cusp of jumping into the C band. The latest certificate is from November 2008, so improvements made since then won't be reflected.
4 planning records sit against the property, 2 approved, 0 refused, 2 pending. An application is currently awaiting a decision. The record references listed-building consent, which constrain future alterations. At 161 m² it's 24.4% larger than the typical home in the postcode (129 m² median across 14 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Across 2008–2016, sale prices on this property compounded at -2.2% per year. Today's modelled estimate of £358,000 is 23.4% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£167/sq ft) was about 32.6% below the postcode norm. On the market in September 2016 and unlisted since — roughly 10 years.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms2
- EnsuiteYes
Outside
- ParkingOff street
Building
- Heating systemGas
Before you decide
Everything you need to know about The Manor
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.
The Manor's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 Nov 2018
Current Certificate
Nov 2008EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Average
CO2 Emissions
5.3 t/year
Occupancy
—
Certificate validity
Expired on 19 November 2018
Planning history
Applications and permits filed against The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
4 applications on record at The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH
1 live now2decisions64documents2nearby
Flagged:Listed building
- Nov 2022ApplicationOutcome in report
Application for listed building consent - cast iron balustrade to the first floor terrace and a canopy to south elevation
Listed- Documents
- 14 docs on file
- Reference
- DC/22/2045/LB
- More recent applications — locked
- ApplicationFeb 2026Decision
- ApplicationFeb 2024Decision
+ 1 more application in the report
Unlock The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 4 applications on this property in full, plus 2 notable nearby
- The 64 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 10 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², The Manor runs well behind the street norm.
Price per m²
£1,801
Street avg £2,593
Floor Area
161 m²
Street avg 159 m²
CO₂ Emissions
5.3 t/year
Street avg 5.8 t/year
Years Held
10 years
Street avg 10 years
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
0.9 km
Memorial — bus stop.
Closest school
1.0 km
The Pines Primary School. 2 schools nearby.
Nearest schools
- The Pines Primary SchoolPrimary1.0km
- St Christopher's CEVCP SchoolPrimary1.4km
Nearest stops
- MemorialBus stop907m
- Thistle WayBus stop1.2km
- Sorrell CourtBus stop1.3km
- Ash CourtBus stop1.5km
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 6SH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.3dB
Night-time· 23:00 – 07:00
36.1dB
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
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21st centuryFlatEPC D
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£326k
The Manor, Apartment 10, Herringswell
IP28 6SH
Flat2 bed2 bath
£237k
The Manor, Apartment 3 North Courtyard, Herringswell
IP28 6WG
Flat2 bed2 bath
£236k
The Manor, Apartment 11 North Courtyard, Herringswell
IP28 6WG
Flat2 bed2 bath
£229k
The Manor, Apartment 2 North Courtyard, Herringswell
IP28 6WG
Flat2 bed
£222k
The Manor, Apartment 12 South Courtyard, Herringswell
IP28 6WF
Flat2 bed2 bath
£220k
The Manor, Apartment 1 South Courtyard, Herringswell
IP28 6WF
Flat2 bed2 bath
£218k
The Manor, Apartment 15 North Courtyard, Herringswell
IP28 6WG
Flat2 bed2 bath
£212k
The Manor, Apartment 2 South Courtyard, Herringswell
IP28 6WF
Flat2 bed2 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 The Manor is modelled from its 161 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in IP28 6SH. 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. 2 sales are recorded for The Manor. 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 The Manor was lodged in November 2008 at band D and expired in November 2018, 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. 4 applications are matched to The Manor. 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 2 schools and 20 stops listed are measured in a straight line from IP28 6SH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- The Manor is in council tax band E. 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 The Manor, Apartment 8, Herringswell, Bury St Edmunds, IP28 6SH. Each answer is also embedded as structured data for search engines.
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